Land East of High Street, Silsoe INTRODUCTION

01 Land East of High Street, Silsoe INTRODUCTION

Gladman Developments Ltd has successfully invested in communities throughout the UK for over 20 years, developing high quality and Maulden

sustainable residential, commercial and industrial schemes. A process Clophill

of public consultation is being undertaken by Gladman Developments A507 Ltd in order to present the emerging development proposal for the land east of High Street, Silsoe to the local community. We are proposing a The Site new residential development of up to 105 homes. Upper Gravenhurst

River Flit The purpose of this consultation process is to outline the details of the Fitton Silsoe Lower draft scheme and seek comments from the local community which will Gravenhurst Wrest Park be considered before the outline planning application is lodged with

Central Bedfordshire Council. Shilington Site Description Pulloxhill The site is located on the northern edge of Silsoe, adjacent to High 6WUHHWDQGFRPSULVHVWZRDUDEOH¿HOGVVHSDUDWHGE\DKHGJHURZ,WLV 5.9 hectares in size, with existing housing to the immediate south and

to the north west, High Street to the west, the A6 (road) to the east and N DWUDFNDQGDUDEOH¿HOGVWRWKHQRUWK

Housing Need

(YHU\ &RXQFLO LV UHTXLUHG E\ WKH *RYHUQPHQW WR ERRVW VLJQL¿FDQWO\ the supply of housing and to make planning decisions in the light of a presumption in favour of sustainable development. Central Bedfordshire Council is required to provide enough housing land to meet its full future housing needs. Approval of this development will help towards meeting the housing need within the local authority area. Why is the site suitable for development?

Silsoe supports a range of services and facilities which are used by both residents of the village and those in the surrounding area. The site is well located with good access to existing community facilities and the local public transport network. The proposal will provide new homes to sustain the vitality and viability of the local community. Development Proposals

The Application A residential development to include up to 105 new homes of varying sizes, types and tenures, including 35% affordable housing; Gladman Developments Ltd intends to submit an outline planning *UHHQ,QIUDVWUXFWXUHFRPSULVLQJQHZSXEOLFO\DFFHVVLEOHJUHHQVSDFH application to Central Bedfordshire Council in the spring of 2016. This tree planting, recreational paths and a surface water detention basin. would establish the principle of development. 02 Land East of High Street, Silsoe HISTORIC CONTEXT

Historic Maps

The historic Ordnance Survey (OS) mapping shows the growth of Silsoe over 132 years. During the period between 1884 and 1887 the area was already well-settled. Properties lined the High Street through Silsoe, and a small collection of houses can be seen off the north western corner of the site known as ‘Road Houses’. Wrest Park Farm and Newbury Farm can be seen to the east and west of the site. The wider landscape included tree lined lanes, ZRRGODQGDQGSDUNODQGWUHHVPXFKDVLWGRHVWRGD\DOWKRXJKGXULQJWKLVWLPHWKH¿HOGLPPHGLDWHO\VRXWKRIWKHVLWHIRUPHGSDUWRIWKH:UHVW3DUNRSHQ landscape. The period between 1901-1902 and 1938-1950 sees further development along Newbury Lane, though there is otherwise little change during this time. The map shows that the open land west of the site is being used as allotments during this time, part of this land is still in allotment use today. The periods between 1960 and 1979 see the village’s linear growth north connecting it with the southern boundary of the site. During this period the village sees considerable expansion, especially in the north west along Newbury Lane and in the centre which becomes a great deal denser. These residential developments link together to the west of what is now Millennium Green. The village also expands south with the construction of a new college. The A6 URDG LVEXLOWEHWZHHQDQGFXWWLQJWKH¿HOGVRXWKRIWKHVLWHRIIIURP:UHVW3DUNDQGVHSDUDWLQJWKHYLOODJHIURPWKHFRXQWU\KRXVH7KHUHLV VRPHLQ¿OOGHYHORSPHQWGXULQJWKLVSHULRGEXWWKHIRUPRIWKHYLOODJHUHPDLQVODUJHO\WKHVDPH

1884-18871 1960

1901-19021 19791

1938-19501 1991 03 Land East of High Street, Silsoe LANDSCAPE AND SETTLEMENT CHARACTER

Landscape Character

7KHVLWHFRPSULVHVWZRDUDEOH¿HOGVDQGDGMRLQVWKHH[LVWLQJVHWWOHPHQWHGJHRI6LOVRH6HWWOHPHQWIULQJHXVHVVXFKDVDOORWPHQWV3XEOLF2SHQ6SDFH the Millennium Green and a children’s playground lie to the west beyond the tree lined High Street. The site is enclosed by overgrown hedgerows with mature trees to the north and west, a historic wall to the south and a well-established road side hedgerow to the east. North of the site a tree lined track separates the site from farmland. To the south of the site, beyond the boundary wall farmland forms part of the Wrest Park Registered Park and Garden. This farmland is divided by the busy A6 road and its associated earthworks, tress and hedgerows. A Landscape Character Assessment was undertaken LQIRU0LG%HGIRUGVKLUH'LVWULFW&RXQFLO7KHVLWHDQG6LOVRHIDOOZLWKLQ/DQGVFDSH7\SH:RRGHG*UHHQVDQG5LGJHDQG/DQGVFDSH&KDUDFWHU$UHD /&$ %0LG*UHHQVDQG5LGJH

6b $IHZRIWKHNH\FKDUDFWHULVWLFVRI/&$%DUH t Agricultural land is primarily in arable cultivation but with some variation 7a of land use. 8d t Primary transport routes including the M1 and A6 (T) and Midland Mainline 6b railway cross north-south through the ridge and reduce tranquillity although large areas of the ridge have a remote character. t Settlements comprises medium to small villages and hamlets (predominantly linear). Some have a varied character (due to modern 5b expansion) e.g. Maulden and Silsoe. *XLGHOLQHVIRU'HYHORSPHQW&RQVLGHUDWLRQVLQFOXGH t 5HVSHFWWKHFRQVLVWHQWXQL¿HGDUFKLWHFWXUDOFKDUDFWHURIYLOODJHVHJ red brick, clay tiles and timber frames. 8c 8d t 0RQLWRUOLQHDUGHYHORSPHQWLQ¿OORIYLOODJHVLQRUGHUWRSUHYHQWIXUWKHU

Mid Bedfordshire County Council Landscape Character Assessment, August 2007 settlement coalescence and loss of individual village identity. t Promote Green Infrastructure and explore options for improving the %DUWRQ/H&OD\&OD\9DOH *UHHQVDQG9DOOH\ E%DUWRQOHFOD\&OD\9DOHV D)OLW*UHHQVDQG9DOOH\ recreational opportunities and public access.

:RRGHG*UHHQVDQG5LGH &OD\+LOOV E0LG*UHHQVDQG5LGJH F+DUOLQJWRQ3XOOR[KLOO&OD\+LOOV 8d Upper Gravenhurst - Meppershall Clay Hills

Natural England has also published landscape character guidance. The site is located within both Natural England’s National Character Area (NCA) 90 ‘Bedfordshire and Greensand Ridge’ and 88 ‘Bedfordshire and Cambridgeshire Claylands’. Natural England makes a number of recommendations relating to development in NCA90 and NCA88. Essentially these relate to the enhancement of settlements and provision and management of high-quality green infrastructure networks. Recommendations for NCA90 include; “Manage development impacts, where possible obtaining improvements to biodiversity, access and greenspace, so that the structure of the area is maintained and the impacts of development on tranquillity and landscape quality in the area are minimised. Plan for multi-user networks of green infrastructure.”, and for NCA88 “Plan for and manage the impact of new development by ensuring that high-quality design secures biodiversity enhancements and access and green infrastructure provision which strengthen sense of place and landscape character.”

Settlement Character

The site is located adjacent to 20th century housing on High Street and Juniper Close. Much of Silsoe comprises 20th century housing estates, properties are predominantly two-storey and brick built, although there are also a large number of white render properties closer to the village centre. Older traditional properties are present within the settlement and located primarily along High Street which runs through the settlement, these tend to be white rendered with black timber frames, or brick built. Sash windows are typical as are traditional black shutters, chimneys and small porches over entrances. Roofs are traditionally grey slate or red pantile. Traditional properties along High Street tend to be positioned adjacent to the footpath without front gardens, and properties that are set back from High Street have low brick walls. Traditional Housing Modern Housing 04 Land East of High Street, Silsoe VISUAL ANALYSIS

The site is visually well contained within the local context by its boundary trees and hedgerows. The majority of properties in Silsoe lie to the south of the site, where views from within the village itself are not possible. Short range views are possible from High Street (road), the property abutting the site and houses off Bedford Avenue. These views ZRXOGJHQHUDOO\EHIURPWKHXSSHUÀRRUVRIWKHSURSHUWLHVDQG¿OWHUHGE\JDUGHQYHJHWDWLRQ 2 DQGHVWDEOLVKHG¿HOGERXQGDULHV0HGLXPUDQJHYLHZVZRXOGEHSRVVLEOHIURPWKH¿UVW ÀRRUVRIDIHZKRXVHVLQZHVW6LOVRH 7KH*URYH KRZHYHUWKHVHZRXOGDOVREH¿OWHUHG by garden vegetation and would be almost entirely screened during the summer months. 1 ,QWKHZLGHUDUHD¿HOGERXQGDULHVEXLOWIRUPDQGWRSRJUDSK\OLPLWYLHZVWRZDUGVWKHVLWH 3 from surrounding receptors. Distant narrow views of the site’s high point on the southern boundary, may be possible from the wider landscape including Home Farm to the east, and Wrest Park to the south east, however, due to the existing stone wall, the intervening tree cover and the fact the topography slopes away from this point, potential views are limited.

The site High Street (Silsoe)

1 VP1: View looking north along High Street towards the site

Millennium Green (Public Open Space) The site Footpath Silsoe Lower School

2 VP2: View east towards the site from the entrance to the Millennium Green

Simpson Hill Plantation $GMDFHQWDUDEOH¿HOG The site (beyond wall) Stone wall Warren Wood

3 VP3: View north towards the site from the access road off Park Avenue (near entrance to Wrest Park) 05 Land East of High Street, Silsoe FACILITIES

What are the local facilities?

The site is sustainably located with easy access to the village centre, existing community amenities and the public transport network. Silsoe offers a number of facilities including a newsagents, a public house, a pre-school, a lower school, a church, village hall, park and allotments, and most recently a sports centre. The nearest middle school is Arnold Middle School in Barton-le-Clay, which is situated 5.4km south of the site. The nearest upper school is Redborne Upper School and Community College in Ampthill, which is approximately 6.8 km from the site. The nearest bus stop is Lord Nelson, off WKHQRUWKZHVWFRUQHURIWKHVLWHDGMDFHQWWR1HZEXU\/DQH,WLVVHUYHGE\EXVVHUYLFHVEHWZHHQ%HGIRUGDQG/XWRQ7KHQHDUHVWUDLOZD\VWDWLRQLVLQ Flitwick, which is approximately 6.3km west of the site. The station can be reached by the 44 bus, and has a regular service running to London. There are also frequent services running to Luton and Gatwick airport.

1600m

20mins

1200m

15mins

800m

10mins

P A Pa h N S 9 N S P

R Ph h

Application Boundary N Pre-School/ Nursery H Healthcare Pa h Play area A Allotments

Distance from Site S School C Sports centre 9 Village hall Ph h Public House 800m/1200m/1600m

Local Bus Stops S Local shops P Park R Religious centre 06 Land East of High Street, Silsoe CONSTRAINTS & OPPORTUNITIES

7KHDVVHVVPHQWRIWKHVLWHDQGLWVVXUURXQGLQJVKDVLGHQWL¿HGDQXPEHURIIHDWXUHVZKLFKVKRXOGEHSURWHFWHGUHWDLQHGDQGHQKDQFHGZKHUHYHUSRVVLEOH as part of the development proposals for the site. These considerations provide the opportunities and constraints for development and have been used to inform the preparation of the Framework Plan.

Warren Lane

AcreA es PPoond

The Grove

Newbury Lane

High Street

Silsoe Church RI(QJODQG9& Lower School

Ampthill Road

Registered Parks and Gardens Site Boundary Filtered views from nearby properties Existing Public Footpath (Wrest Park)

Topography Existing trees and hedgerows Wrest Park Conservation Area Existing track

Existing Settlement Root protection areas Scheduled Ancient Monuments Listed Buildings

Long/medium distance views Potential location for attenuation pond Silsoe Conservation Area Bus stops

Glimpsed views from road Existing stone wall Potential vehicle access 07 Land East of High Street, Silsoe THE FRAMEWORK

'HVLJQ3ULQFLSOHV7KH)UDPHZRUN3ODQEHORZDGGUHVVHVWKHLGHQWL¿HGFRQVWUDLQWVDQGRSSRUWXQLWLHV$UHDVRIJUHHQLQIUDVWUXFWXUHZUDSDURXQGWKH proposed development area and provide informal recreational footpaths, tree planting, new grassland and a detention basin (SuDS). This will provide KLJKTXDOLW\JUHHQLQIUDVWUXFWXUHIRUZLOGOLIHDQGRXWGRRUUHFUHDWLRQDVUHFRPPHQGHGE\1DWXUDO(QJODQG,WLVSURSRVHGWKDWWKHGHYHORSPHQWZLOOEH GHVLJQHGWRXVHDVHOHFWLRQRIORFDOO\FKDUDFWHULVWLFEXLOGLQJPDWHULDOVDQGEHRIDOD\RXWDQGGHQVLW\UDQJHWKDWUHÀHFWVWKHFKDUDFWHURI6LOVRH

6867$,1$%/(85%$1 (;,67,1*%281'$5< '5$,1$*(%$6,1$7 5(7$,1('$1'0$1$*(' /2:(6732,172)6,7(

38%/,&23(163$&( :,7+75((3/$17,1*

3('(675,$1/,1.72 WOODLAND EDGE +,*+675((7 3/$17,1*72675(1*7+(1 wbury lane Newbury lane '(9(/230(17('*($1' (&2/2*,&$/',9(56,7<

5(6,'(17,$/$5($

(;,67,1*6721(:$//5(7$,1('

&,5&8/$5,1)250$/

The Grove 5(&5($7,21$/)2273$7+ ROUTE THROUGH THE 38%/,&23(163$&( ROAD & FOOTPATH ACCESS

(;,67,1*%281'$5< 5(7$,1('$1'0$1$*('

High Street

Silsoe Church Silsoe Church Jumper lane RI(QJODQG9&RI(QJODQG9& LowerLower SchoolSchool 08 Land East of High Street, Silsoe THANK YOU

Have your say

This is your opportunity to tell us what is important to you and what you would wish to see as part of this development should it be built. Things we would like to hear about include;

Are you or anyone you know, in need of affordable housing in Silsoe?

,VWKHUHDQHHGIRUKRXVLQJRU¿UVWWLPHEX\HUVDQGRUKRXVLQJIRU\RXQJSURIHVVLRQDOVLQ6LOVRH"

Are there any particular house types that Silsoe is currently lacking?

Are there any community facilities that you would like to see improved or developed as part of this scheme?

Thank you for taking time to view this information.

Comments can be sent via the website, email or posted to the address below.

How do I comment?

RUE\SRVW PUBLIC CONSULTATION