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Landscape Statement Land East of Biggleswade Landscape Statement Prepared by CSA Environmental on behalf of Hallam Land Management Ltd Report No: CSA/2874/05 January 2018 Report Prepared Approved Date Comments Reference by by CSA/2874/05 08/02/18 CA CS First Issue CSA/2874/05a 16/02/18 CA CS Second Issue 1.0 INTRODUCTION Background 1.1 CSA Environmental has been appointed by Hallam Land Management Ltd, to prepare a landscape and visual statement in respect of land to the East of Biggleswade (‘Study Area’). This area is identified in the emerging Central Bedfordshire Local Plan (Pre-submission Version, January 2018), as a potential allocation for a new sustainable village which will provide in the region of 1,500 new homes. In addition, the emerging Plan identifies a large area of land a short distance further east, Land East of Biggleswade (east of the allocated new village, south of Sutton and west of Dutton) as a location for future growth. This statement considers the potential landscape and visual opportunities and constraints to significant development in this location. 1.2 Hallam Land Management Ltd is also promoting land to the north of Biggleswade as a potential location for residential growth within the Local Plan. This statement also provides a brief comparative assessment of the two potential growth options in respect of potential landscape and visual effects, and their relationship to existing settlement within Biggleswade. The location of the potential growth options considered within this report is shown on the Location Plan contained within Appendix A. 1.3 To set the context for the statement an overview is provided on the landscape policy context and published landscape guidance / evidence base documents, which are relevant to this assessment. A brief description of the Site and the surrounding context is also provided and a description of the key views of the Study Area. For the purposes of this statement the Site was visited on the 02nd February 2018 by an experienced and qualified Landscape Architect. 2.0 LANDSCAPE PLANNING CONTEXT 2.1 Central Bedfordshire Council published the Local Plan 2035, Pre- submission version in January 2018. Policy SA4: East of Biggleswade identifies the land to the east of Baden Powel Way as a potential allocation for a mixed use development of up to 1,500 new dwellings and associated uses. The policy states that development will form a ‘well designed sustainable village that will be visibly and physically separate from Biggleswade and will provide a mix of uses necessary to achieve a sustainable and vibrant community’. These include: In the region of 1500 homes; Delivery of a health and social care hub to serve the needs of the proposed development; Provision of new community facilities; Provision of new educational facilities; and Provision of leisure facilities, including indoor and outdoor sport and leisure facilities, including pavilions and allotments. 2.2 In addition, the policy notes that development will maximise opportunities to create multifunctional green infrastructure, including: a parkland corridor to the west of the site to achieve the objectives of the Biggleswade Green Wheel and the provision of public open space as an extension to the Biggleswade Common. This Green Corridor will be of a scale commensurate to the Biggleswade Common with substantial wet woodland planting, rough grassland and scrub, complimentary to Biggleswade Common whilst providing significant mitigation to the inter-visibility between the built development within the allocation site and Biggleswade; landscaping and habitat linkages following the northern boundary of the site allocation, extending from the boundary of the site adjoining Biggleswade Common and towards Dunton Fen as well as substantial soft landscaping to be provided along the eastern and southern boundaries of the site to mitigate visual impacts on the landscape and the setting of heritage assets; 2.3 The policy notes that development proposals will provide appropriate measures to protect key features of biodiversity and prevent undue impact on landscape and heritage assets. 2.4 Section 7.9 of the emerging Plan identifies the proposed locations for future growth, including Land East of Biggleswade (east of the allocated new village, south of Sutton and West of Dunton). The broad extent of this area is shown on the map contained within Appendix 7 of the document. The identified locations for future growth are described as areas which may be required to serve development needs in the longer term, beyond the plan period or potentially at an earlier point in time if the wider context changes. It states that these areas have technical capacity to support development but no housing numbers are attributed to them within the Plan period. Paragraph 6.3.7 of the draft document does note that this area has potential capacity to accommodate 5,000 homes in addition to the draft allocation of 1,500. Paragraph 6.3.3 states that wider growth could include up to three additional new villages east of Biggleswade. 2.5 The document goes on to state that there is currently insufficient technical evidence and / or supporting infrastructure to support allocation of these areas. It does however note the potential, based on Central Bedfordshires location within the centre of the Oxford – Cambridge growth corridor, for future strategic infrastructure projects to enable development in these locations. Landscape Policy 2.6 Section 11 of the NPPF deals with conserving and enhancing the natural environment. Paragraph 109 of the document states that the planning system should contribute to the protection and enhancement of the natural and local environment through, among other things, protecting and enhancing valued landscapes. 2.7 Draft Policy EE5: Landscape Character and Value of the emerging Local Plan states that in order to safeguard the intrinsic character, scenic beauty of the landscape, development proposals will need to have regard for the key characteristics and sensitivities of the site and its setting, as set out in the Bedfordshire Landscape Character Assessment. Landscape Evidence Base Documents Site Assessment Technical Document (July 2017) 2.8 This report presents the initial conclusions of the site assessment process which considers sites proposed as part of the Council’s Call for Sites. The land east of Biggleswade, including the majority of the future growth area, lies within the parcel East of Biggleswade (West of Sunderland Farm), Reference Number NLP433. 2.9 The assessment sheet for NLP433 notes the following points in relation to development in this location: Development of the entire area would cause coalescence between Biggleswade and Sutton and be in close proximity to Dunton. However, the site is large enough to provide physical and visual buffers; Development will require significant infrastructure to support strategic scale development; The presence of electricity pylons and a scheduled monument pose some physical constraints to development; The site could be considered a standalone settlement, however if development forms an extension to Biggleswade it is considered that it would cause harm to the character of the settlement, including its pattern, distinctiveness and built and natural form; In respect of landscape character, it notes that it has limited scope. It lies within an open, arable landscape with high visibility and any development would need woodland planting in scale with field structure; and Potential impacts on the significance of listed buildings and the Sutton Conservation Area and impacts on the Newton Bury Enclosure Scheduled Monument; Large sections of the Site lie within Flood Zones 1 and 2. 3.0 STUDY AREA DESCRIPTION, CONTEXT AND VISIBILITY Study Area Description and Context 3.1 The Study Area encompasses an irregular swathe of arable farmland to the east of Baden Powel Way, Biggleswade. It includes the draft allocation site for a new village and the future growth area, identified as Parcel A and B respectively on the Location Plan in Appendix A. It extends eastwards as far as Sutton Road; northwards to the edge of the historic settlement at Sutton; and southwards as far as Dunton Road. 3.2 The Study Area is characterised by flat, open, low lying farmland with a medium to large field pattern. It is sub-divided by intermittent hedgerows, drainage ditches and occasional pockets of woodland. It contains the farmsteads and agricultural buildings at West Sunderland Farm and Sunderland Hall Farm and a small number of residential properties. Paddocks and horsiculture are evident in proximity to these properties, however the area is predominately in arable use. An overhead powerline crosses the land to the west of West Sunderland Farm in a north – south direction. 3.3 To the west of the site is Baden Powel Way which marks the eastern edge of Biggleswade. This area is experiencing significant growth, with new residential estates and associated infrastructure conspicuous at the edge of the town, to the west of Baden Powel Way. To the east of Baden Powel Way is a tract of open space and wetland, which forms part of the linear green infrastructure network which marks the eastern edge of Biggleswade and connects to Biggleswade Common to the north west of the Site. The Common is an area of grassland and woodland scrub habitat which encloses the northern extents of the town. 3.4 To the north east of the Study Area is the small historic settlement at Sutton, the majority of which is designated as a Conservation Area. A short distance to the south east of the Study Area is the village of Dunton. 3.5 The land within the Study Area is flat and low-lying, however the higher ground associated with the Greensand Ridge is evident to the north. In addition, the landform rises gently to the north east of Sutton and in the vicinity of Dunton to the south east, permitting far reaching views across the low-lying farmland towards the edge of Biggleswade.
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