February 18

Sustainability Appraisal

Land to the East of Taylor Wimpey UK Ltd

Contents

1. Introduction 3

2. Policy Context 5

3. Sustainability Appraisal Methodology 9

4. Sustainable Connections 10

5. Sustainability Appraisal of the the Central Council Local Plan 2015-2035 16

6. Delivering Sustainable Development at Land East of Ampthill 19

7. Conclusion 27

Appendix 1: Services and Amenities 28

Appendix 2: Site Assessment Framework for Housing 30

Appendix 3: Assessment of the site against local SA objectives 31

Appendix 4: Local SA Framework for Council 33

This Sustainability Appraisal has been prepared by Turley Sustainability on behalf of Taylor Wimpey UK Ltd in support of the allocation of the Land East of Ampthill, Central Beds for residential development.

Disclaimer Client Taylor Wimpey This drawing/document is for illustrative purposes only and Turley reference should not be used for any construction or estimation TAYR3023 purposes. Do not scale drawings. No liability or responsibility is accepted arising from reliance upon the information Document Status Final contained in this drawing/document.

19 February 2018 Copyright

All drawings are Crown Copyright 2015. All rights reserved. Licence number 100020449

Taylor Wimpey UK Ltd are committed to the development of resource efficient new homes and employment land in sustainable locations, providing local economic, social and environmental benefits.

1. Introduction

accommodate a range of house types, sizes and tenures; This Sustainability Appraisal has  Country Park – the prominent slopes to been prepared on behalf of Taylor the north of the site offer a unique Wimpey UK Ltd (hereafter referred opportunity to deliver a country park on to as Taylor Wimpey) to site, comprising open areas with demonstrate how Land East of ecological, visual and recreational Ampthill could deliver much needed benefits;  Sustainable Drainage Systems (SuDS) new homes in a sustainable – SuDS features will be incorporated location. visually into the design of the site, and will regulate the discharge of water in This report has been structured to support the times of high flow; allocation of Land East of Ampthill as a  Public Open Spaces and Play Provision sustainable location for residential development. – Open space and play provision will be It identifies the sustainability of the proposed incorporated throughout the site, rather development, in the context of relevant national than through isolated pockets; planning policies and the Local Plan.  Green Infrastructure – the site will maintain and enhance its network of Site and Surroundings green infrastructure through the provision of landscape buffers, Land east of Ampthill comprises 33.73 hectares, vegetation and biodiversity and is located within the northern half of Central enhancements. Bedfordshire. The site lies approximately 1km east from the centre of the town of Ampthill, and It is evident that the site offers an extensive is adjacent to an existing residential opportunity to create a sustainable residential development. It is bound by Ampthill Road to the development. north and Abbey Lane to the south. It is currently designated as Green Belt, and currently constitutes open agricultural land with small pockets of woodland.

Site Opportunity

The Vision Document1 highlights the following components that are proposed for the site:

 Residential Dwellings – the exact number of dwellings will be determined at a further consultation stage. The development will however, provide a mix of private and affordable housing to

1 A Vision for Land East of Ampthill, Turley, August 2017

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Sustainability Appraisal

The Appraisal is set out under the following section headings which demonstrate how the proposed development site can deliver sustainable new homes and employment land reflecting the objectives and requirements of both local and national planning policy.

2. Policy Context – Sets out planning policy with regards to the principles and objectives relating to sustainable development in Central Bedfordshire.

3 – Sustainability Appraisal Methodology – Provides details on the methodology adopted for the following sections of this assessment.

2 4. Sustainable Connections – Provides an Figure 1: Land East of Ampthill Proposal assessment of the services and facilities available locally and accessible by sustainable modes of transportation, demonstrating the site is in a sustainable location.

5. Sustainability Appraisal of the Council’s Local Plan 2035 – Undertakes a review of the

Publication version of the SA to identify the reasons why Land East of Ampthill was not identified as a sustainable option for residential development.

6. Delivering Sustainable Development at Land East of Ampthill, Central Beds – Includes a review of the impact of the development against Central Bedfordshire’s Council’s Sustainability Appraisal objectives

2 A Vision for Land East of Ampthill, Turley Planning, August 2017

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2. Policy Context

This section of the report provides identifying and coordinating development an overview of the relevant planning requirements, including the provision of policy and guidance regarding infrastructure; sustainability standards for new A social role supporting strong, vibrant and homes from a national and local healthy communities, by providing the supply of perspective. housing required to meet the needs of present and future generations; and by creating a high National Planning Policy Framework quality built environment, with accessible local services that reflect the community’s needs and Following its publication in March 2012, national support its health, social and cultural well-being; planning policy is now provided by the National and Planning Policy Framework (NPPF) which sets out the government’s planning policies for An environmental role contributing to and how these are expected to be protecting and enhancing our natural, built and applied. It also sets out the requirements for the historic environment; and, as part of this, helping planning system only to the extent that it is to improve biodiversity, use natural resources relevant, proportionate and necessary to do so. prudently, minimise waste and pollution, and mitigate and adapt to climate change including The government has made clear its expectation moving to a low carbon economy. that the planning system should positively Demonstrating Sustainable Development – embrace well-conceived development to deliver Paragraph 6 of the Framework states that: the economic growth necessary and the housing we need to create inclusive and mixed “The purpose of the planning system is to communities. contribute to the achievement of sustainable development. The policies in paragraphs 18 to The NPPF states that: ‘the purpose of the 219, taken as a whole, constitute the planning system is to contribute to the Government’s view of what sustainable achievement of sustainable development’. development in England means in practice for It states clearly that in order to deliver the planning system”. sustainable development, the planning system The policies referred to in Paragraph 6 of the must perform three distinct roles, aligned to the Framework have been divided into 13 themes; three pillars of sustainability, which must not be taken in isolation and should be pursued jointly 1. Building a Strong Competitive Economy both through the preparation of Local Plans and in the determination of planning applications.: 2. Ensuring the Vitality of Town Centres

An economic role contributing to building a 3. Supporting a prosperous rural economy strong, responsive and competitive economy, by 4. Promoting sustainable transport ensuring that sufficient land of the right type is available in the right places and at the right time 5. Supporting high quality to support growth and innovation; and by communications infrastructure

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The Core Strategy and Development Mahament 6. Delivering a wide choice of high quality Policies Development Plan identifies the vision, homes objectives, spatial strategy and policies to guide 7. Requiring good design development in the north area of Central Bedfordshire up to 2026. 8. Promoting healthy communities Policy CS1: Development Strategy – The 9. Protecting Green Belt Land Policy highlights the approach to development

within specific locations. With regards to 10. Meeting the challenge of climate change, flooding and coastal change Ampthill, it is noted that additional housing will be provided through continued redevelopment 11. Conserving and enhancing the natural within the built up area and expansion onton environment land committed or safeguarded for development.

12. Conserving and enhancing the historic Central Bedfordshire Pre-Submission environment Local Plan 2015-2035 (January 2018) 13. Facilitating the sustainable use of minerals The Local Plan sets out the development strategy for the whole of Central Bedfordshire Should a proposed development demonstrate over the next 20 years. The aim is to deliver that it is supporting the relevant policies of the growth in a way that respects and maintains the Framework it is deemed to be ‘Sustainable character of Central Bedfordshire. Development’. Strategic Objectives Planning Practice Guidance SO1: Ensuring sustainable growth and The Planning Practice Guidance (PPG) provides associated infrastructure including the continued further advice on various planning issues regeneration of town and neighbourhood centres associated with development, including those to deliver the annual target for new homes and linked to Sustainability Appraisal and Strategic the provision of integrated health and care hubs. Environmental Assessment and underpins the policies within the NPPF. SO2: Delivering enough homes and jobs to meet our needs. Promote and demand good urban The PPG states that the distribution and design design practices throughout all types and scale of new development, and the potential for of development across Central Bedfordshire. servicing sites through sustainable transport solutions, are particularly important SO4: Create high quality neighbourhoods that considerations. have regard for local character and use sustainability principles which are sensitive and Adopted North Local Development responsive to the significance of the local Framework environment, are distinctive, safe, functional and accessible and which reinforce the identity of the The Local Development Plan covers the north area’s townscapes, landscapes and public area of Central Bedofrdshire. The Local places. Development Plan for the north includes the Core Strategy and Development Management SO8: Address housing needs in Central Policies, Site Allocations and Proposals Map. Bedfordshire using appropriate housing targets and policies to encourage quality and choice. Core Strategy and Development Managament Policies (November 2009)

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SO9: Reduce the reliance on the use of car  A Green Infrastructure Strategy that by…promoting safe and sustainable forms of sets out measures to protect and transport, such as improved walking and cycling enhance environmentally sensitive routes. areas within and around the site

SO12: Encourage the development of wildlife Policy SP4: Development in the Green Belt – corridors and networks and provide new open The Policy states that there is a general spaces. presumption against inappropriate development within the Green Belt, though it is recognised SO13: Support the necessary changes to adapt that Green Belt must be considered in the to climate change by minimising emissions of context of meeting Central Bedfordshire’s carbon and local air quality pollutants, protecting objectively assessed development needs and enhancing biodiversity. Improving and sustainably. protecting air and water quality, reducing safeguarding of quiet areas and reducing the Policy SP7: Development within Settlement impacts of contaminated land. Envelopes – The Policy states that settlement envelopes provide a distinction between Policy SP1: Growth Strategy – The Policy settlements and the countryside, and that within states that 39,950 homes will be delivered in identified ‘Major Service Centres’ and ‘Minor Central Bedfordshire over the period 2015 to Service Centres’, the Council will support 2035. It is established that in order to housing, employment and other development accommodate growth in a sustainable and proportionate to the scale of the settlement. controlled manner, growth will be distributed throughout Central Bedfordshire, including on Settlement Hierarchy – The Local Plan land currently designated as Green Belt. Green contains a settlement hierarchy to help inform Belt boundaries will be redrawn for a small where new development should take place. It number of sites where a strong case can be classifies areas within Central Bedfordshire into made that they meet the exceptional criteria ‘Major Service Centres’, ‘Minor Service Centres’, tests for removal and allocation for housing. ‘Large Villages’ and ‘Small Villages.’ A review of the hierarchy is included in section 4. Policy SP2: Presumption in Favour of Sustainable Development – The Council will Policy H4: Affordable Housing – The Policy take a positive approach that reflects the states that sites of 11 or more units will provide presumption in favour of sustainable 30% affordable housing; 73% affordable rent development. and 27% intermediate tenure.

Policy SP3: Generic Requirements for Policy T1: Mitigation of Transport Impacts on Strategic Sites – The Policy states that the Network – The Policy states that Travel development proposals should be based on Plans, Statements and Transport Assessments specific requirements and objectives, including: will be required for proposed developments.

 Well-integrates new communities that Policy T3: Parking – The Policy states that enhance the standards of sustainable provision for cycle parking must have regard to design and relate well to neighbouring the standards in Central Bedfordshire’s guidance settlements; for cycle parking in new developments.  Meeting the housing needs of all sectors of the community; Policy T5: Ultra Low Emission Vehicles – The  Provision of a Sustainable Transport Policy states that residential developments will Strategy and the undertaking of a be required to provide charging points to support Transport Assessment; the provision of Ultra Low Emissions Vehicles.

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Policy EE1: Green Infrastructure – The Policy is a sustainable location for housing allocation, states that major development must capable of delivering housing to help meet the demonstrate a net gain in green infrastructure, Councils identified housing needs. linking, enhancing and extending green infrastructure assets.

Policy EE2: Enhancing Biodiversity – The Policy states that development proposals should provide a net gain in biodiversity through the enhancement and creation of ecological networks.

Policy EE12: Public Rights of Way – The Policy states that developments should protect, enhance and promote the public rights of way network.

Policy CC1: Climate Change and Sustainability – The Policy states that the Council will support developments that can demonstrate high quality sustainability standards.

Policy CC3: Flood Risk Management – The Policy states that development will be supported when located in the areas at lowest risk of flooding.

Policy CC5: Sustainable Drainage – The Policy states that the Council expects all development to use SuDS as normal practice.

Summary of Policy

Both national and emerging local planning policy aims to ensure the delivery of sustainable development.

The Pre-Submission Local Plan 2015-2035 presents the strategic policies and direction for the District, and provides a holistic vision for the District.

The growth strategy recognises that to meet the significant housing need, land must be released from the Green Belt and that this should be focused toward the most sustainable locations. .

The following sections of this Sustainability Statement demonstrate that land east of Ampthill

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3. Sustainability Appraisal Methodology

To be sustainable development, o A Vision for Land East of proposals should be able to Ampthill, Turley Planning, demonstrate local economic, social August 2017; and environmental benefits in o Central Bedfordshire Council accordance with the local SA Local Plan (2015-2035) Water objectives (as well as the NPPF). Cycle Study, JBA Consulting, July 2017 The methodology followed by Turley o Site Assessment Framework, Sustainability has been structured to confirm that Central Bedfordshire Council, the proposed development site is in a July 2017 sustainable location and supports the o Green Belt Assessment, sustainability objectives of the emerging Local Central Bedfordshire Council, Plan. 2016

This Appraisal includes the following:  Representations to the draft Local Plan by Turley Planning, August 2017 4. Sustainable Connections – Setting out an assessment of the key services and facilities  The professional expertise of Turley accessible by sustainable transportation modes Sustainability from the site that confirms it is in a sustainable location.  Reference to the policies of the Draft Local Plan (where relevant) 5. Sustainability Appraisal of Central

Bedfordshire’s Local Plan– A review of the Central Bedfordshire Local Pan Sustainability Appraisal and supporting evidence base to identify the reasons for the rejection of Land to the East of Ampthill as a sustainable option for residential development.

6. Delivering Sustainable Development at Land

East of Ampthill – To assess the development against the sustainability objectives identified through the SEA/SA process which will be used to assess the Local Plan.

To support this assessment, a range of evidence has been used which includes:

 Technical studies in support of the site, including:

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4. Sustainable Connections

To be considered a sustainable “support housing, employment and other location, a proposed development settlement related development proportionate to needs to have adequate access to a the scale of the settlement, taking account of its range of services by sustainable role as a local service centre.” modes of transportation. The table below illustrates the Settlement This section of the report provides an audit of Hierarchy for Central Bedfordshire. Ampthill is facilities and services accessible by sustainable classified as a ‘Major Service Centre’ within modes of transportation from the proposed Central Bedfordshire, confirming that the town is development site. well-connected with access to a good level of services and facilities and considering local Settlement Hierarchy Discussion and sustainability credentials, as assessed by Analysis Central Bedfordshire.

The Central Bedfordshire Pre-Submission Local Table 1: Settlement Hierarchy Plan 2015-2035 features a Settlement Hierarchy that classifies the towns, larger and smaller Hierarchy Settlements villages into a settlement hierarchy, taking into account local sustainability credentials. This includes access to a variety of services and Major Ampthill, , , , facilities, such as schools and public transport Service , Leighton , Sandy, Centres links, and is based on existing provision.

Minor , Barton le Clay, , The hierarchy aims to provide a framework for Service Harlington, , Shefford, , considering the direction and level of new Centres Toddington development. The four tiers of the Settlement Apsley Guise, , , Clifton, Hierarchy are outlined below: Cliphill, , Fairfield, Haynes, Large , , Langfird, Lower ,  Major Service Centre - Provides a Villages Marston Moretaine, , Shillington, focus for employment, shopping and , , , , , Woburn community facilities;  Minor Service Centre – Larger , Billington, , settlements with a good level of Broom, Campton, Chalton, Dunton, , , , Everton, , services including frequent public Husbourne Crawley, , , transport links; , Millbrook, ,  Large Village; Small , , Old Wardem  Small Village. Villages , , Salford, Southill, Stanbridge, Stanford, , Streatley, , Sutton, , , Policy SP7 within the same document explores , Upper Gravenhurst, Upper how development relates to the settlement Sundon, , Wingfield, hierarchy in more detail. It states that with regard to Major Service Centres, the Council will

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Initial Settlements Capacity Study on private vehicle and worsening congestion. Prior to this Settlement Hierarchy, Central Bedfordshire Council published the results of the Such a statement does not support the identified Initial Settlement Capacity Assessment. The 75 growth strategy which recognises that Green selected settlements were grouped according to Belt release is needed to meet housing demand the Council’s options for the overall development and that this should be located in the most strategy for the Local Plan. sustainable settlements where possible. Given that Ampthill is classed as one of the most Ampthill was classified into Area A, the group sustainable settlements in the District, some identified as having the highest potential Green Belt releases is therefore appropriate. capacity, if land was released from the Green Belt. Access to Services Methodology

The Study indicates that Ampthill contains a With regards to acceptable distances to key wide range of services and facilities, including: services and facilities, the Institute of Highways and Transport (IHT) Guide ‘Providing for  4 community centres Journeys on Foot’ (2000) includes suggested  2 pre-schools/nurseries acceptable walking distances in Table 2 and  2 lower schools recommends a preferred maximum of 2km for  1 middle school schools/commuting.  1 upper school Table 1: Institute of Highways &Transport Walking  2 ATMs Distances  1 supermarket

 1 post office Commuting Town School / Elsewhere  1 chemist Centres Recreational (m) (m)  Outdoor recreational facilities Facilities (m)  Community clubs. Acceptable 400 1,000 800 Within this assessment however, Ampthill is Preferred 800 2,000 1,200 identified as having a ‘low’ capacity for Maximum development, due to its Green Belt designation and a number of other reasons, The principles of PPG 13 on Transport, though now superseded by the current PPG can still be Indeed one of the reasons provided in the applied and align with the above, they state: Capacity Study restricting development in Ampthill is • Walking is the most important mode of • Despite the presence of a travel at the local level and offers the wide range of services and greatest potential to replace short car trips, facilities present in Ampthill’s particularly under 2km. Town Centre, the absence of • Cycling also has potential to substitute for Brownfield land means that short car trips, particularly those under new development would be 5km. located in locations on the edge of the settlement These distances are only guidelines however resulting in population living and for rural locations it is accepted that greater further from the town centre, distances to services and facilities are more leading to increased reliance reflective of the local geography.

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In this context a review of the existing facilities • Health and social care services including and services has been undertaken by using the pharmacy and medical centre/GP surgery; following distances in accordance with the above • Shop and/or farmer's market selling food policy guidance: and fresh groceries;

• Within easy walking distance (800m); • Communication services such as public internet access, post box and postal office; • Up to 2km (1.2 miles) maximum walking • Bank and/or cash machine; distance; and • Public house; • Up to 5km (3 miles) cycling • Places of religious worship including parish distance/accessible via local public halls; and transport network. • Access to public transport and pedestrian All distances have been measured from the walk ways and cycle networks. centre of the site. It was calculated that from the The following sections set out a description of centre of the site to its boundary line ranged the locally available services and amenities from between 140m to 800m depending upon accessible to future residents of Land East of where the boundary was defined. As such a Ampthill. distance of 420m (the median between the two distances) has been added to each service or Additional information on the available services, facility distance. This will give a more informed distances and walking times from the site is distance that a new resident will have to travel to available in Appendix 1. reach the sites boundary, before their onward journey to the relevant service or facility. Public Transport Links

A walking speed of 1.4m/second has been used This part of the report includes a review of local to calculate the approximate times based on public transport links demonstrating the site- guidance from the IHT on average walking specific access to public transport and how speeds. through these routes provide access to additional services and amenities. An assessment of the site based on these requirements has been undertaken using Appendix 1 of this SA lists the services that are desktop data and is summarised in Appendix 1, accessible via walking which include education showing the distance to key local facilities and services, employment areas, green space, the access to services image shows a visual public house and health facilities. representation of the local services and amenities within 2km of the site. Bus Services – The nearest bus services to the site are located on Cedar Close and Rectory There are a wide number of services and Lane, providing links to Bedford and local park facilities which, if accessible by walking, cycling and rides. The bus stops are both located just or public transportation, indicate the over 1km from the site, a walking distance of sustainability of a development location. These approximately 12 minutes. Should the site be key services and amenities could include: allocated then the potential for the location of a bus stop closer to the site will be investigated. • Community buildings/local meeting place;

• Education and library services; Rail Services – Flitwick rail station is located approximately 3km from the development site. It • Green space; lies on the Midland Main Line, and runs regular • Leisure and sports facilities; services to Luton, Brighton, St Albans, London

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St Pancras, Harpenden and Gatwick Airport. Food and Fresh Groceries The station is accessible via sustainable modes of transport and includes 48 secure cycle The nearest food and fresh grocery retailer is storage spaces. Waitrose on Bedford Street, just over 1.2km from the proposed development. Employment Green Space There are a number of employment opportunities accessible via walking, cycling and The proposed site is served well by local green public transportation which include: spaces. The nearest, Cut-throat Meadow Nature Reserve is located just 0.5km from the site, with • Ampthill Industrial Estate is within 30 the larger Ampthill Park, just over 1.8km from minutes walking distance of the site; the site.

• Flitwick Industrial Estate is within Community Leisure and Sports 20minutes walking distance from the site;

• Nearby population centres including Milton Ampthil has an active community and offers a Keynes provides a range of employment range of activities, clubs and recreational opportunities and are accessible via rail opportunities for residents which are key to a services; sustainable community.

• Further opportunities including food and The Ampthill Town Council website3 provides non-food retail in Ampthill. information on local events, groups and services Education and Library Services within the area, including Parkside Community Hall on Woburn Street, 1.5km from the site. The closest Primary School to the site is Russell Lower School on Queens Road, approximately The wide range of opportunities available to 1.5km away from the site. There are several residents including sports teams and club, other primary schools in the area, up to a fitness classes, and general interest and hobby distance of 3.5km from the site. groups improve local wellbeing and help create a cohesive, sustainable community. Redborne Upper School and Community College is approximately 2.2km from the site, Communication Services and can be accessed by foot or sustainable Post Office services are located on Church High modes of transport. Street, approximately 1km from the site via a walking route. The nearest library resides on Dunstable Street, 1.7km or a 20 minute walk from the site. Bank and Cash Machines Health Care Services The closest ATM and bank is located at Natwest on Church Street, just over a 1km distance from Houghton Close Surgery and Oliver Street the site. Surgery are the two closest health care services to the site, located an approximate 15 minute Public Houses walk away from the site. The nearest pharmacy, Cheeseman W & Son is located approximately The closest Public House, The White Hart, is 1.1km from the site. located approximately 1.1km from the site. The area is served well by public houses, with 4 All health care facilities can be accessed easily located within 1.6km of the proposed site. either by foot, or sustainable transport. 3 http://www.ampthilltowncouncil.org.uk/events

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Places of Worship Subject to further technical work to confirm the capacity of existing accessible services, Taylor There are several churches located within Wimpey will consider the need for additional on- Ampthill and the local area, the closest being St site services and facilities to serve the new Andrews C of E Church, approximately 900m residents at land east of Ampthill. from the site.

Based on the assessment of available services Summary of Services and Facilities and facilities it is submitted that Land East of Ampthill provides a sustainable location to This assessment demonstrates that a range of deliver additional housing over the plan period. services and facilities typically required by the residents of new residential development are This evidence clearly contradicts the Council’s available within 2km and are therefore within conclusion within their capacity study that walking and cycling distance of the site. expansion of Ampthill is limited as a result of the need for expansion occurring on the edge of the In addition further services are available across settlement and therefore increasing private car Central Bedfordshire, accessible predominantly use and congestion. via the public transport network.

Table 1: Services and Facilities Summary

Accessible via Within 800m of Within 2km of Service/Facility Cycling/ Public the site the site Transport

Public Transport

Bus ✔ ✔

Rail ✔

Employment ✔ ✔

Education and library services:

Primary School ✔ ✔

Secondary School ✔ ✔

Health and social care services:

GP Surgery ✔ ✔

Pharmacy ✔ ✔

Food and fresh groceries ✔ ✔

Green Space

Park ✔ ✔ ✔

Community buildings ✔ ✔

Communication services

Post Office ✔ ✔

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Accessible via Within 800m of Within 2km of Service/Facility Cycling/ Public the site the site Transport

Bank/Cash Machines

Cash Machine ✔ ✔

Public House ✔ ✔

Places of worship ✔ ✔

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5. Sustainability Appraisal of the Central Bedfordshire Council Local Plan 2015-2035

Introduction underpinning the plan and help to demonstrate how the tests of soundness have been met. It The Sustainability Appraisal (SA) of the Pre- should be applied as an iterative process Submission Central Bedfordshire Council Local informing the development of the Local Plan to Plan 2015-2031 (hereafter referred to as The SA demonstrate that it complies with the National Report) forms a legal and procedural Planning Policy Framework (NPPF). requirement to support the plan making process and assess and improve the sustainability This includes contributing to the achievement of performance of different options (reasonable sustainable development through the allocation alternatives) to deliver the polices and site of the most sustainable sites for new housing. allocations. The PPG states that the final SA report should The SA process and the reporting produced as a include the following: result is guided by the following regulations and The sustainability appraisal should outline the guidance: reasons the alternatives were selected, the

 The Environmental Assessment reasons the rejected options were not taken of Plans and Programmes forward and the reasons for selecting the Regulations 2004 (hereafter preferred approach in light of the alternatives. It referred to as The SEA should provide conclusions on the overall Regulations): and sustainability of the different alternatives, including those selected as the preferred  Planning Practice Guidance approach in the Local Plan. Any assumptions (PPG). Strategic Environmental used in assessing the significance of effects of Assessment and Sustainability the Local Plan should be documented. Appraisal4 The sustainability appraisal should predict and The role of an SA is to promote sustainable evaluate the effects of the preferred approach development by assessing the extent to which and reasonable alternatives and should clearly the emerging options, when judged against identify the significant positive and negative reasonable alternatives, will help to achieve effects of each alternative.’ relevant local environmental, economic and social objectives. Sustainability Appraisal Findings

The SA process is an opportunity to consider if Given its importance in selecting or rejecting the the proposals in the plan are the most most sustainable sites for potential allocation appropriate given the reasonable alternatives. The SA Report was reviewed with a particular SA can be used to test the evidence focus on the following issues:

4 https://www.gov.uk/guidance/strategic- environmental-assessment-and-sustainability- appraisal

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i. The reasons for the rejection of Land to As noted within the main representations by the East of Ampthill as a sustainable Turley Planning, the Council’s Green Belt location for residential development. Assessment is considered to be flawed. In addition, the Council confirm that the supply of ii. The Council’s methodology for scoring brownfield land in Central Bedfordshire is very sites against the SA Framework. limited and insufficient to deliver all of the required growth over the plan period. Reasons for rejection of Land East of Ampthill as a sustainable location for As such, the Land East of Ampthill warrants residential development further consideration as a reasonable alternative to other Green Belt sites for the delivery of As noted, the Land East of Ampthill is not housing within Central Bedfordshire which currently proposed for allocation within the Pre- should be undertaken through full appraisal Submission Local Plan. against the SA Framework as undertaken in Section 5 of this report. The Land East of Ampthill site was not progressed for further consideration based on Methodology for scoring sites against the conclusions of the Green Belt Assessment, the SA Framework the Central Bedfordshire Landscape Character Assessment (LCA) and the Stage 1 (Suitability The Council’s sustainability appraisal scoring and Availability) Site Assessment Framework for criteria as detailed in Appendix 3 of this report, Housing. are predominantly based on distances.

Ampthill is however recognised within the Pre- With regards to acceptable walking distances, Submission Local Plan 2035 as a Major Service the IHT Guide ‘Providing for Journeys on Foot’ Centre, providing key services for employment (2000) as outlined in Section 3 is considered to and community facilities. be an accepted approach to assessing access to Taylor Wimpey support the recognition of services and facilities within walking distance. Ampthill as one of the most sustainable The approach, with a preferred maximum settlements in the authority area; however it is distance of 2km for commuting and journeys to not considered that this has been reflected in the school, has been tested by an Inspector at approach to the potential for allocation of sites appeal5 to demonstrate the sustainability of a for development at the settlement. site deemed to previously to be in an Whilst there are a number of allocations in lower ‘unsustainable location’. order settlements, including extensions to small villages such as an extension to Upper It is therefore recommended that the Council Gravenhurst, no allocations are currently revisit the distance requirements and extend the proposed at Ampthill and there is no site level definition of ‘reasonable walking distance’ to SA included within the publication documents for 800m for the following SA objectives based on any Ampthill sites. the potential of a site location to replace private

As noted in Section 4, the Councils evidence car journeys: base states that any expansion of Ampthill would - Services and Facilities be inherently unsustainable given that it would need to be located on the edge of the settlement thereby encouraging private vehicle use into 5 Ampthill. Planning Inspectorate: Ref APP/J3530/W/14/2225141: Land North of Woods Lane, 14 May 2015

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- Health and Equality

- Sustainable Transport

Section 5 of this report for the Land East of Ampthill utilises the 800m and 2km distances as recommended by IHT Guidance.

In addition sites scored against SA 8 (Energy and Climate Change) can only have a ‘neutral effect’ as the Council deem the objective not to be a differentiator between site options, undermining the potential of development proposals to deliver positive effects against this SA objective.

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6. Delivering Sustainable Development at Land East of Ampthill

The local sustainability appraisal sustainable location with future residents and objectives can be used to workers able to access a range of services and demonstrate the sustainability facilities through sustainable modes of positives of the site’s location in transportation. relation to allocation for housing development. Overall, the proposed development will have a major positive effect on this SA objective. To demonstrate that Land East of Ampthill constitutes sustainable development, it has been SA Objective: Communities assessed against the SA objectives of the Local Plan. Within the Central Bedfordshire Local Plan, it is acknowledged that SA Objective 2 considers The following section of this report demonstrates more than one sub-topic and, as such, more how the development responds to the Council’s than one significant effect may be predicted. To key objectives as defined in the SA. Appendix 4 illustrate this, this section is split into two – the provides the full list of headline objectives and first refers to the impact on Green Belt, the decision making criteria which gives some second refers to community and settlement additional detail on the criteria used to assess identity. the sustainability performance of the site in accordance with the Council’s methodology. Green Belt Where appropriate, reference has been made to At a strategic level, the issue of Green Belt supporting technical evidence. should not form part of the criteria used to

This assessment utilises all of the technical assess the sustainability performance of information listed in Section 3, along with the proposed development sites or locations. professional expertise of Turley Sustainability. Green Belt is a policy designation which does SA Objective: Housing not affect its sustainability performance and should therefore not be included within the SA Land East of Ampthill has the potential to framework. For consistency with the Council’s provide a significant amount of new housing. methodology we have considered Ampthill in Though the exact number of dwellings will be respect of this issue. established at application stage, the Vision Document6 highlights the opportunity for The site is located within the Green Belt which approximately 610 dwellings (assuming a will inevitably lead to the loss of Green Belt land. combination of high, medium and low density of Whilst this would indicate that the proposed dwellings across the site). development will have a major negative effect on this SA objective, it is important to acknowledge This would help to meet the significant housing Policy SP4 from the Pre-Submission Local Plan needs within the Plan area, a percentage of 2035, which recognises that release from the which will be affordable housing, allowing Green Belt will be necessary in order to ensure greater flexibility for buyers. Section 4 the delivery of sustainable growth across Central additionally demonstrates that the site is in a Bedfordshire.

6 A Vision for Land East of Ampthill, Turley Planning, August 2017

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Representations from Turley Planning have be designed for both new residents, as well as identified several flaws with the Green Belt the local community beyond the site boundary. It assessment process and disagree with the will help to contribute to the identity of the Council’s conclusion that Land at Ampthill settlement by creating a shared green space makes a relatively strong contribution to the with opportunities for leisure and recreation, and Green Belt purposes. help to form a defined edge to the settlement.

Given above and the necessity for land to be In this context, Land East of Ampthill is scored released from the Green Belt, the proposed as having a neutral effect in relation to this SA development is acknowledged as having a minor objective. positive effect on this SA objective SA Objective: Accessibility Community and Settlement Identity Ampthill has been recognised within the Pre- Land East of Ampthill is bordered by the existing Submission Local Plan 2035 as a Major Service settlement on its western side. The development Centre, providing key services for employment will act as an extension to this, relating well to and community facilities. Ampthill and the services and facilities it offers. Section 4 of this Sustainability Appraisal The possibility of coalescence between Ampthill indicates the proximity of Land East of Ampthill and Maulden across the Green Belt is initially to key services such as schools, health facilities, outlined in the Site Assessment Framework7, green spaces, places of worship and and is established as making development employment areas. Appendix 1 highlights the unacceptable at Land East of Ampthill. specific distances between the site and key services, for reference. Conversely, the Green Belt Assessment8 concluded that the site served a weak, or no To be regarded as having a significant positive contribution against the Green Belt purpose of effect on this SA objective, Central Bedfordshire preventing neighbouring towns merging into one Council have stated that all key services and another. facilities must be within reasonable walking distance from the site. Central Bedfordshire Land East of Ampthill however, will have several have categorised this as 800m, or within a 10 features that will prevent coalescence including minute walk from the site. landscape buffers, and a country park. Section 4 highlights policy guidance by the IHT, Landscape buffers along the eastern boundary which indicates the following distances as of the site will incorporate a connected network reasonable and walkable from a given site, or of strong hedge lines and woodland copses/tree location: belts within a framework of open space, creating a transition between the development and • Within easy walking distance (800m); surrounding countryside. • Up to 2km (1.2 miles) maximum walking The proposed country park in the north of the distance. site will provide an additional space for the local community, including areas for play and In this context it is considered the development recreation. This proposed feature will serve and will have a major positive effect on this SA objective.

7 Site Assessment Framework, Central Bedfordshire SA Objective: Economy & Employment Council, July 2017 8 Green Belt Assessment, Central Bedfordshire Council, 2016

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The site will contribute to positive economic growth for Central Bedfordshire through the  Cycle routes; construction and occupation of new homes, creating a range of direct and indirect  Nature trails; employment opportunities and economic benefits to Ampthill.  Play areas;

In addition, the Council will benefit from an  Picnic spaces. increase in Council Tax revenue and the New Homes Bonus. In this context it is considered that the proposed development will have a major positive effect on Whilst the proposed development will this SA objective. undoubtedly have a positive effect on the economy, the Sustainability Appraisal indicates SA Objective: Highways – Air Quality & that where a development includes no Greenhouse Gas Emissions employment land, it must score as having a neutral effect on this SA objective. In this Land East of Ampthill is well located in terms of respect, Land East of Ampthill is scored as the road network, with Ampthill road to the north, having a neutral effect on economy and and Abbey Lane to the south. Whilst employment. development at the site has the potential to increase traffic through the increase of residents, SA Objective: Health & Equality mitigation measures will be in place. These will include access to public transport, and the Section 4 of this document demonstrates the site provision of pedestrian and cycle routes to is within close proximity to a range of key health reduce congestion issues, and reduce the and well-being amenities and open spaces development and residents impact on the use of including: private cars specifically, and its subsequent impact on air quality.  Oliver Street Surgery is located under 1.3km from the site; The site is thus scored as having a neutral effect on this SA objective.  Houghton Close Surgery is also located under 1.3km from the site; SA Objective: Sustainable Transport

 Both Ampthill Park and Lawrence Park Section 4 indicates that the site is in a on Woburn Road are located sustainable location with access to a wide range approximately 1.8km from the site; of services, amenities and employment opportunities.  Cut-throat Meadow Nature Reserve on Ailsbury Road is located approximately The nearby provision of existing bus services will 0.5km from the site. offer opportunities for sustainable travel and reduce the need of new residents to travel by A component of the proposed development private car. additionally includes a country park, which will comprise opportunities for recreation and play, including:

 Sports pitches;

 Pedestrian routes;

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Wa The energy consumption per capita should Key Distance lk Name, Road reduce as a result of compliance with Building Service (m) (mi Regulations. Improved u-values and system ns) efficiencies will help to reduce dependency on non-renewable sources and improve overall Rectory Farm, 850 10 energy efficiency of new buildings. Hexton Road Opportunities for the implementation of Hanover Place, renewable energies will be explored during 1027 12 Bedford Road design development but it is likely that some Windsor Parade provision for renewable or low carbon Shops, Windsor 1114 13 Bus Stops Bus Road technologies will be made.

Hastings Road, 1439 17 Whilst it can be assumed that this would have a Norman Road positive effect on the SA objective, the SA objective instead predicts that any development will meet a certain standard, and as such, will The future development proposals will be have only a neutral effect on the SA objective. accompanied by a Transport Assessment and Travel Plan which will set out specific measures SA Objective: Water Resources & to encourage sustainable travel. Quality

9 It is proposed that a north-south link between The Water Cycle Study identifies that Land East Ampthill Road (at the north of the site) and of Ampthill sits between: Abbey Lane (at the south of the site) that serves pedestrians, cycles and buses only will improve - the ‘green’ area of Ampthill, which is identified accessibility, and encourage the use of as having sustainable travel. There is potential for new “some capacity to accommodate moderate pedestrian and cycle links across the site, growth using existing infrastructure, or [there is including from Exton Close and Willow Way evidence of] a plan in place to accommodate running east across the site. anticipated levels of growth” Additionally, the potential for improved bus - the ‘amber’ area within Maulden, which is services to Bedford, Luton, Milton Keynes and identified as a Flitwick Rail Station will be assessed in the detailed design stages of the site proposal. “significant infrastructure upgrade likely to be required or no evidence of capacity to With the addition of buses on-site (and thus accommodate moderate growth using existing within the 400m required by the SA framework), infrastructure.” serving routes around Central Bedfordshire, and the provision of cycle routes, Land East of The design of the development will consider a Ampthill is scored as having a major positive range of measures to ensure the efficient use of effect on this SA objective. water resources, including: SA Objective: Energy & Climate  Dual flush WCs; Change

The SA assumes that all new development will meet policy targets for energy efficiency, use 9 Central Bedfordshire Council Local Plan (2015-2035) sustainable construction methods and promote Water Cycle Study, JBA Consulting, July 2017 building form and layout that aids adaptation.

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 Water meters; European, biodiversity or conservation designations.  Low flow fitting and fixtures. The detailed design of the development will As the site is currently undeveloped, flows from include a range of mitigation, avoidance and the site will be limited to within greenfield rates enhancement measures, to create new habitat of runoff, and additional measures to consider opportunities and improve the biodiversity of the the development of the site will also be put in site. place, including Sustainable Drainage Systems. The Vision Document proposes a range of In this context, Land East of Ampthill is biodiversity features for Land East of Ampthill, considered to have a neutral effect with regard including: to the objective.  The retention and enhancement of SA Objective: Flood Risk existing hedgerows and mature trees;

10 The Site is located in Flood Zone 1 and is  The introduction of a wildflower therefore considered to be at low risk of flooding. meadow;

In accordance with Policy CC3, the site will be  Identification of opportunities for the managed to ensure the effective management of enhancement of the site and a creation flood risk, without increasing the flooding risk of a range of habitats; elsewhere. This will include the provision of

Sustainable Drainage Systems, such as swales  The creation of wildlife corridors and attenuation basins, including an allowance through the site; for climate change where viable.

 Mitigation of the impact of development In this context the development is considered to on retained landscape features; have a major positive effect with regard to the objective.  Green Infrastructure will be developed SA Objective: Soils across the site, through:

It is believed that the site comprises of a mixture o Several incidental open of Grade 2 and Grade 3 agricultural land which spaces throughout the is comparable with the majority of land within the development; local authority area. o Maintenance and enhancement of landscape It is therefore considered that the proposed buffers including along the development will have a neutral effect upon this eastern boundary, with new SA objective. planting; o Additional green links SA Objective: Biodiversity & throughout the development to Geodiversity link Abbey Lane Recreation Ground to the south. The site currently comprises arable land, with small pockets of woodland in the central and In this context the development is considered to eastern parts of the site. The site contains no have a major positive effect with regard to the objective. 10 A Vision for Land East of Ampthill, Turley, August 2017

23 Sustainability Appraisal

SA Objective: Landscape & Townscape Summary of the Sustainability Performance of Land East of Ampthill The proposed development will avoid coalescence through the provision of landscape The assessment of the sustainability buffers along the eastern boundary of the site. performance of Land East of Ampthill has been The buffer will incorporate a network of strong undertaken utilising the current technical hedge lines and woodland copses/tree belts, evidence. creating a border, and visually subtle border between the development and surrounding open Table 3 below summarises the sustainability countryside. performance of Land East of Ampthill. As noted, an appraisal detailing the full sustainability The development at Land East of Ampthill will objectives and how the site has scored against additionally avoid development on land of higher each of these is provided in Appendix 3. landscape sensitivity; the creation of the Country Park in the north of the site responds to the Based upon the current technical evidence, the evaluation that the visually prominent slopes are assessment has identified the proposed unsuitable for development. As such, the development at Land East of Ampthill as having residential aspect of the proposed development several beneficial sustainability impacts, with a will take place on landscape of a lower number of major positive and minor positive sensitivity. effects acknowledged.

When this is considered in the context that the site has capacity to contribute to meeting the housing need of Central Bedfordshire11, it can be established that the development will have a minor positive effect with regards to his objective.

SA Objective: Historic Environment

A Heritage Assessment has been undertaken by Cotswold Archaeology, which identified no heritage constraints or assets within the site or its vicinity. The potential for currently unrecorded archaeological remains has been eliminated. Due consideration was additionally given to the Grade II Listed Oaklands House, located 20m to the north of the site. It is anticipated that development within the site will not harm its significance, or any other designated heritage assets within the wider landscape.

The proposed development is therefore considered to have a neutral effect with regard to this objective.

11 Draft Central Bedfordshire Local Plan 2035 Consultation: Land East of Ampthill, Turley Planning, August 2017

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Table 3: SA Performance Summary

Objective Score

1 Housing ++

2 Communities - 0

3 Accessibility ++

4 Economy & Employment 0

5 Health & Equality ++

6 Highways 0

7 Sustainable Transport ++

8 Energy & Climate Change 0

9 Water Resources & Quality 0

10 Flood Risk ++

11 Soils ?

12 Biodiversity & Geodiversity ++

13 Landscape & Townscape +

14 Historic Environment 0

25 Sustainability Appraisal

This Sustainability Appraisal demonstrates how the proposed development site is in a sustainable location and responds positively to the Council’s SA objectives.

7. Conclusion

This Sustainability Appraisal demonstrates that Land East of Ampthill is in a sustainable location to deliver much needed private and affordable homes within Central Bedfordshire.

To demonstrate that Land East of Ampthill, Central Beds supports the sustainability objectives of the Local Plan, an assessment of the site was carried out against the sustainability appraisal objectives developed by the SA of the Local Plan.

Appendix 2 contains a summary of this assessment and it illustrates that the proposed development would result in a number of strong and positive sustainability benefits in relation to the following SA Objectives:

 Housing  Accessibility  Health and Equality  Sustainable Transport  Flood Risk  Biodiversity and Geodiversity  Landscape and Townscape

The SA has concluded that Land East of Ampthill is a sustainable location for residential development and therefore would not preclude development as identified within the Council’s capacity study. The allocation would deliver community and landscape benefits in the form of a country park as well as through the provision of green infrastructure.

It is submitted that Land East of Ampthill, Central Beds is in a highly sustainable location and would make a strong contribution to the sustainability objectives of Central Bedfordshire.

27 Sustainability Statement EnvironmentalEconomic Social SustainabilitySustainability Sustainability

Appendix 1: Services and Amenities

Within Within Walking Distance 800m 2km of Service/Facility Name/facility Road time (m) of the the (minutes) site site

Ampthill Industrial A507 2380 28 Estate Employment Flitwick Industrial Enterprise Way 1720 20 X Estate Dunstable Ampthill Library 1760 21 X Street Parkside Woburn Street 1490 18 X Community Hall Community Buildings/Facilities Maulden Village Flitwick Road 1007 12 X Hall

Flitiwck Village Dunstable 3180 38 Hall Road

Ladybird Pre Queens Road 1530 18 X School

Pre-School/ Merry Poppets Queens Road 1208 14 X Nursery Nursery Flitwick Pre- High Street 3330 40 School

This SustainabilityFirs Lower School Appraisal Station Road 1840 has been22 X

Flitwick Lower prepared by Turley SustainabilityTemple Way 3330 on40 behalf School Templefield Lower Malham Close 3550 42 of Taylor WimpeySchool UK Ltd in support of the Education Russell Lower Services Queens Road 1500 18 X allocationPrimary of theSchool Land East of Ampthill, School Maulden Lower Church Road 1800 21 X Central Beds forSchool residential development.

Alameda Middle Station Road 1601 19 X School Disclaimer Woodland Middle Malham Close 3590 43 School This drawing/document is for illustrative purposes only and should not be used for any construction or estimation Redborne Upper Secondary School and purposes. Do not scale drawings. No liability or responsibility Flitwick Road 2220 26 School Community is accepted arising from reliance upon the information College contained in this drawing/document. Cedar Close Oliver Street 1073 13 X Public Bus stop Copyright Transport Rectory Lane Church Street 1037 12 X All drawings are Crown Copyright 2015. All rights reserved. Licence number 100020449

Railway Steppingley Flitwick Station 3030 36 Station Road

Ampthill Park Woburn Road 1830 22 X

Green Space, Playgrounds and Lawrence Park Woburn Road 1830 22 X Recreation Areas Cut-throat Meadow Nature Ailesbury Road 523 6 X X Reserve Ampthill District & Community Rugby Woburn Street 1830 22 X Club Leisure Facilities Flitwick Town Flitwick Road 2280 27 Football Club

Oliver Street Oliver Street 1284 15 X Surgery

Houghton Close Houghton Doctors 1253 15 X Health and Surgery Close Social Care Services The Birches Clinic The Birches 2730 33

Cheeseman W & Pharmacy Church Street 1096 13 X Son Food and Fresh Groceries Waitrose Bedford Street 1238 15 X

Communication Post Offices Ampthill Sub Post Church Street 1038 12 X Services and boxes Office

Bank and Cash ATM NatWest Church Street 1080 13 X Machines Banks NatWest Church Street 1080 13 X Dunstable The White Hart 1119 13 X Street Dunstable The Albion 1620 19 X Public House Street Ossory Arms Arthur Street 1530 18 X The Prince of Bedford Street 1301 15 X Wales Ampthill Baptist Dunstable 1650 20 X Church Street Ampthill Methodist Dunstable 1364 16 X Church Street Places of Worship Maulden Baptist Flitwick Road 1041 12 X Church St Andrews C of E Rectory Lane 923 11 X Church

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Appendix 2: Site Assessment Framework for Housing

30 Sustainability Appraisal

Appendix 3: Assessment of the site against local SA objectives

Central

Bedfordshire –

Council Abbreviated

Sustainability Housing

Economy & & Economy

1.

Communities

Accessibility Accessibility Employment

Appraisal 4.

2.

Health & Wellbeing & Health

3. Services & Facilities & Services

Objective 5.

To support the To ensure that the To maintain and To improve economy and To improve the Sustainability housing needs of enhance accessibility to ensure that there health and wellbeing Appraisal all residents and community and services and are suitable of communities and Objective communities are settlement facilities opportunities for reduce inequalities met identities employment

Score ++ - 0 ++ 0 ++

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Central

Bedfordshire

Council

Air Quality Quality Air

Abbreviated – Quality

Sustainability Change

Appraisal

& GHG Emissions GHG &

8. Energy & Climate Climate & 8. Energy

Highways Highways 9. Water Resources & & Resources 9. Water

Objective Risk Flood 10. Reduce

7. Sustainable Transport 7. Sustainable 6.

To maximise the To maintain and potential for energy improve the efficiency, reduce To minimise existing highway To encourage a greenhouse gas the demand Sustainability network and demonstrable emission and ensure To reduce the risk of for water Appraisal reduce associated modal shift and that the built and flooding from all and maintain Objective indirect impacts on reduce the need natural environment sources or improve air quality and to travel and its communities water quality greenhouse gas can withstand the emissions effects of climate change

Score 0 ++ 0 0 ++

Central

Bedfordshire

Council Abbreviated

Sustainability

11. 11. Soils Townscape

Appraisal Geodiversity

13. Landscape & & 13. Landscape 12. Biodiversity & & 12. Biodiversity

Objective 14. Historic Environment 14. Historic

To protect, To ensure the enhance and To protect and protection and Sustainability To protect and manage enhance the enhancement of Appraisal conserve soil biodiversity landscape and the historic Objective and townscape environment and geodiversity its setting

Score ? ++ + 0

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Appendix 4: Local SA Framework for Central Bedfordshire Council

SA Objective Explanation Score Requirement

1. To ensure that SAO1 primarily relates to the The site option has the potential to provide 500 dwellings or ++ the housing needs provision of an appropriate more of new housing. of all communities quantity and quality of are met housing to meet the needs The site option has the potential to provide less than 500 + of all residents and dwellings of new housing. communities in the Plan If no housing is proposed, then it is considered to have a area. 0 neutral effect. The nature and significance of the effects against the There is an element of uncertainty as the capacity of the site ? effects against this SA option is unknown. objective will relate to the - N/A potential capacity of the site to accommodate residential N/A development. --

2. To maintain SAO2 primarily relates to the The site option relates well to an existing settlement (within and enhance nature and character of settlement envelope or bordered by settlement on 3 sides). ++ community and settlements that give them Evidence suggests that development could significantly settlement distinct and individual enhance the identity of the settlement. identities identities, and retaining these identities whilst Development may contribute positively to the identity of accommodating growth + settlements through the regeneration of previously developed needs. land, for example.

Development at the site option will not contribute towards 0 coalescence and is unlikely to affect the overall character of the settlement.

There is an element of uncertainty, most likely until lower level ? assessments have been carried out.

Development is likely to contribute onwards coalescence and/or - erode settlement identity.

The site option is located within the Green Belt, or development -- will directly lead to coalescence.

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3. To improve SAO3 relates to the ability of The site option is located within reasonable walking distance ++ accessibility to communities to sustainably (800m) of all key services and facilities. services and access the services and facilities facilities they require to meet The site option is located within reasonable walking distance + their needs. (800m) of most of the key services and facilities.

The nature and significance 0 A neutral effect is not considered possible. of the effects against this objective will relate to the There is an element of uncertainty, most likely until lower level ? distance of the site from assessments have been carried out. existing services and The site option is located beyond reasonable walking distance facilities. - (800m) of most of the key services and facilities. The Council considers key facilities/services to include The site option is located beyond reasonable walking distance schools, health centres and (800m) of all of the key services and facilities. retail provision. --

4. To support the SAO4 relates to the Potential for the site to accommodate a strategic level of ++ economy and provision and loss of employment development (>10ha). ensure that there employment land in the Plan are suitable area. Potential for the site to accommodate employment development + opportunities for (<10ha). employment The nature and significance of the effects against this If no employment is proposed, it is considered to have a neutral 0 objective will relate to the effect. capacity of the site to accommodate employment There is an element of uncertainty as the capacity of the site ? land, and the potential for option for employment development is unknown. development to lead to the Development at the site option may result in a net loss of loss of existing employment. - existing options.

-- N/A

5. To improve the SAO5 relates to the built The site has good access to open/recreational space or health and environments contribution to ++ sports/leisure facilities (480m) and will deliver new development wellbeing of healthy and active lifestyles, in an area of higher deprivation. communities and and any disparities in reduce provisions across the Plan The site has good access to existing open/recreational space or inequalities area. + sports/leisure facilities (480m) or will deliver new development within or in close proximity to an area of higher deprivation. The nature and significance of the effects against this 0 A neutral effect is not considered possible. objective will relate to the provision of development in An element of uncertainty exists until lower level assessments ? deprived areas and access have been carried out. to existing open/recreational The site is beyond reasonable walking distance (480m) to space and sports/leisure - existing open/recreational space or sports/facilities OR development would result in a net loss of existing

34 Sustainability Appraisal

facilities. open/recreational space, and/or sports/leisure facilities on site.

Development would result in a net loss of open/recreational space, and/or sports/leisure facilities, and is located beyond -- reasonable walking distance (480m) to further open/recreational space or leisure facilities.

6. To maintain SAO6 relates to the capacity Development has the potential to significantly enhance the and improve the of the highways network, ++ highways network, which will reduce levels of traffic in an area existing highway which can have indirect that is experiencing congestion issues. network and effects on air quality and reduce associated greenhouse gas emissions. Development has the potential to enhance the highways + indirect impacts network, which will reduce levels of traffic. on air quality and The nature and significance greenhouse gas of effects against this The site location is well locates in respect of the road network emissions. objective will relate to the and vehicle movements. Whilst development has the potential potential traffic impacts of 0 to increase traffic, there is suitable mitigation available to development at the site reduce negative effects within the potential for a residual options. neutral effect.

An element of uncertainty exists until lower level assessments ? have been carried out.

Development has the potential o increase traffic in the - surrounding road network and the site is not well located in respect of the road network and vehicle movements.

Development will increase the levels of traffic in an area that is already experiencing congestion issues, and the site is not -- located well in respect of the road network and vehicle movements.

7. To encourage a The nature and significance The site option is within reasonable walking distance to a train demonstrable of effects against this station (800m) and bus stop (400m) with a frequent service ++ modal shift to objective will relate to (every half hour) and is also within a reasonable distance more sustainable existing access to (100m) to either a key pedestrian or cycling route. forms of transport sustainable transport modes and reduce the (train, bus, cycle and The site option is within reasonable walking distance to a train need to travel. walking routes). station (800m) or a bus stop (400m) with a frequent service + (every half hour) and is also within a reasonable distance (100m) to either a key pedestrian or cycling route.

0 A neutral effect is not considered possible.

An element of uncertainty exists until lower level assessments ? have been carried out.

The site option is not within reasonable walking distance to a train station (800m) or a bus stop (400m) with a frequent - service (every half hour) but is within a reasonable distance (100m) to either a key pedestrian or cycling route.

35 Sustainability Appraisal

The site option is not within reasonable walking distance to either a train station (800m) or bus stop (400m) with a frequent -- service (every half hour) and is not within a reasonable distance (100m) to either a key pedestrian or cycling route.

8. To maximise The potential indirect effect of development on emissions of greenhouse gases is assessed under the the potential for Transport and Movement topic. The SA assumes that all new development can meet policy targets for energy efficiency, energy efficiency, using sustainable construction methods and could promote building form and layout reduce that aids adaptation. It should be noted that further aspects of climate change e.g. flooding, green greenhouse gas infrastructure and landscapes are assessed under topics relating to Water, Health and Landscape and emissions and Townscape. ensure that the built environment It is therefore assumed that all site options have the potential for neutral effects against SAO8, and this and its objective will not be a key differentiator between site options. communities can withstand the effects of climate change.

9. To minimise the SAO9 relates to the water Evidence form the Water Cycle Study suggests that demand for water efficiency of new ++ development at the site option will lead to significant positive and maintain or development, and its effects on water quality. improve water potential effects on water quality. quality. Evidence form the Water Cycle Study suggests that + development at the site option will lead to positive effects on water quality.

Evidence form the Water Cycle Study suggests that development is unlikely to lead to any significant effects on 0 water quality, or that appropriate mitigation is in place to reduce negative effects.

An element of uncertainty exists until lower level assessments ? have been carried out.

Evidence form the Water Cycle Study suggests that - development will lead to minor negative effects on water quality.

Evidence form the Water Cycle Study suggests that -- development will lead to major negative effects on water quality.

10. To reduce the SAO10 relates to existing The site option is not located within an area of flood risk and risk of flooding areas of flood risk within the ++ there is evidence that development at the site option could offer from all sources. Plan area. an opportunity to potentially reduce flood risk.

The nature and significance The site option is not located within an area of flood risk and is + of effects will relate to not at risk of surface water flooding. whether a site option is located within an area of 0 The site option is located partially within an area of flood risk, at risk of surface water flooding in parts of the site. Development

36 Sustainability Appraisal

flood risk, or has the could avoid this area, or suitable mitigation is available. potential to reduce flood risk. An element of uncertainty exists until lower level assessments ? have been carried out.

The site option is located partially within an area of flood risk or - at risk of surface water flooding across the entire site.

The site option is located wholly within an area of flood risk or -- at risk of surface water flooding across the entire site.

11. To protect and SAO11 relates to soil and The site is entirely brownfield and will not result in the loss of conserve soil land quality. ++ any greenfield or agricultural land, and/or development at the site will remediate contaminated land. The nature and significance of the effect will relate to the The majority of the site is brownfield land and will not result in + land type and potential loss the loss of best and most versatile agricultural land. of best and most versatile agricultural land. 0 A neutral effect is not considered possible.

An element of uncertainty exists until lower level assessments ? have been carried out.

The majority of the site is greenfield and does not contain any - best and most versatile agricultural land.

Development at the site option could result in the loss of best -- and most versatile agricultural land.

12. To protect, SAO12 relates to existing Development at the site option will deliver biodiversity gains, or enhance and identified biodiversity and improve ecological corridors/connections to strategic GI, or ++ manage geodiversity assets, and development will address a significant existing sustainability biodiversity and ecological corridors that issue relating to biodiversity. geodiversity provide strategic connectivity for biodiversity. Development will not lead to te loss of an important habitat, species, trees and hedgerows or lead to fragmentation of The nature and significance + ecological corridors identified in the Nature Conservation of the effect will relate to Strategy (2015) and there are potential opportunities to potential effects on enhance biodiversity. biodiversity. Development is not likely to have negative effects on any nationally or locally designated biodiversity or contribute 0 towards a severance of green and blue infrastructure or impede the migration of biodiversity.

An element of uncertainty exists until lower level assessments ? have been carried out.

Development at the site option has the potential for negative - effects on sites designated as being of local importance or Priority Species, or will led to the loss of important habitats, or fragmentation/severance of the connectivity of ecological

37 Sustainability Appraisal

corridors as identified in the Nature Conservation Strategy (2015).

Development at the site has the potential for negative effects on -- an internationally or nationally designated site. Mitigation is difficult and/or expensive.

13. Protect and SAO13 relates to valued Development significantly enhances the landscape or removes enhance the landscapes and a significant eyesore and/or would regenerate previously ++ landscape and townscapes, as well as developed land (PDL) that is currently having a major negative townscape. features and assets that effect on the landscape/townscape. contribute to landscape and townscape character. Development would remove an eyesore, or enhance the landscape and/or would regenerate PDL that is currently having + The nature and significance a minor negative effect on the landscape/townscape, or the site of the effect will relate to the is identified as of low landscape sensitivity. sensitivity of the landscape or townscape. 0 A neutral effect is not considered possible.

An element of uncertainty exists until lower level assessments ? have been carried out.

The site option has medium sensitivity in landscape terms or is within the setting of the AONB or is located within a village or - landscape setting where the landscape or townscape character is identified within the Landscape Character Assessment (2016) as vulnerable to the impacts of development.

The site option has medium to high or high sensitivity in -- landscape terms and/or is within the AONB.

14. The nature and significance Development at the site option has the potential for a major of the effects in this instance ++ positive effect on the significance of a designated heritage will relate to designated asset and/or its setting. heritage assets and their setting. Any important non- Development at the site option has the potential for minor designated heritage assets positive effects as it may secure appropriate new uses for + will be noted within the unused Listed Buildings and/or enhance the setting of, or appraisal commentary. access/signage to designated assets.

Development at the site will have no significant effect. This may be because there are no heritage assets within the influence of 0 the proposed development, or that mitigation measures are considered to reduce negative effects.

An element of uncertainty exists until lower level assessments ? have been carried out.

Development has the potential for a residual minor negative - effect on a Conservation Area, Scheduled Monument, Listed Building, Registered Historic Parks and Gardens and/or their

38 Sustainability Appraisal

setting.

Development has the potential for a residual major negative effect on a Conservation Area, Scheduled Monument, Listed -- Building, Registered Historic Parks and Gardens and/or their setting. Mitigation is likely to be difficult/expensive.

39 Sustainability Appraisal

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