LAND AT BIGGLESWADE, BEDFORDSHIRE

LANDSCAPE APPRAISAL

February 2018

Landscape & Visual Appraisal fpcr

FPCR Environment and Design Ltd Registered Office: Lockington Hall, Lockington, Derby DE74 2RH Company No. 07128076. [T] 01509 672772 [F] 01509 674565 [E] [email protected] [W] www.fpcr.co.uk

This report is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without the written consent of FPCR Environment and Design Ltd. Ordnance Survey material is used with permission of The Controller of HMSO, Crown copyright 100018896.

Rev Issue Status Prepared / Date Approved/Date A Revision A OFD / 19.02.2018 JJ / 20.02.2018

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Contents

1 INTRODUCTION ...... 4

2 PLANNING POLICY & SUPPORTING EVIDENCE ...... 5

3 BASELINE ...... 7

4 CONCLUSION ...... 14

FIGURES

Figure 1: Site Location

Figure 2: Aerial Photograph

Figure 3: Topography

Figure 4: National Landscape Character

Figure 5: Landscape Character

Figure 6: Designations

Figure 7: Visual Appraisal

Figures 8-11: Photo Viewpoints

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1 INTRODUCTION

1.1 Central Bedfordshire Council (CBC) has published a Regulation 19 Consultation Draft of the Pre- Submission Local Plan. This includes a substantial evidence base within which the case for development to the west of the A1 at Biggleswade is made.

1.2 FPCR Environment and Design Limited (FPCR) are very familiar with Central Bedfordshire having been involved in a number of sites across the county including the preparation of the Landscape and Visual Impact Assessment for the Winterwoods Farm planning application (reference CB16/05587/OUT) submitted in November 2016 on behalf of Hallam Land Management Ltd.

1.3 The Strategic Employment Site Assessment Document (July 2017) includes an assessment of Land West of the A1, Biggleswade (site reference No. NLP437), which is recommended for allocation for strategic employment development in the Local Plan. FPCR have undertaken an appraisal of CBC’s site at Biggleswade in February 2018. This appraisal provides an assessment of Land West of the A1, Biggleswade relating to landscape and visual matters.

1.4 FPCR are a multi-disciplinary environmental and design consultancy with over 60 years’ experience of architecture, landscape, ecology, urban design, masterplanning and environmental impact assessment. The practice is a member of the Landscape Institute and Institute of Environmental Management and Assessment and are frequently called upon to provide expert evidence on landscape and visual issues at Public and Local Plan Inquiries.

Site Description and Context (refer to Figures 1 and 2)

1.5 The site is located to the west of the A1, just south of Biggleswade in Bedfordshire. This is a greenfield site in agricultural use within an area of predominantely open arable land. The site is open and relatively flat, providing expansive views across the surrounding landscape.

1.6 The A1 clearly defines the settlement extent of Biggleswade with little development to west of the A1. Land to the south and west of the A1, within which the site falls, is characterised by low lying open agricultural fields. This landscape provides separation between Biggleswade, the surrounding village of Langford and the hamlet of Holme.

1.7 A well used public rights of way network cross the area including routes which pass through the site.

1.8 The majority of the site boundary to the south west is open and lacking in significant vegetation cover. Consequently the site has a strong association with the surrounding open agricultural landscape.

1.9 Existing residential development within close proximity to the site include detached properties at Holme Green situated adjacent to the site’s northern boundary and a cluster of properties situated by the A1 adjacent to the site’s southern boundary.

1.10 Other development to the south of the site includes Biggleswade Wind Farm which stretches across the wider arable landscape and is prominent within local views.

1.11 Stratton Business Park lies to the east / northeast of the site on the southern edge of Biggleswade. The Business Park is separated from the site by the A1 / A6001 roundabout junction. Other transportation infrastructure situated to the west of the site includes the East Coast Main Line railway which runs north to south across the landscape.

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2 PLANNING POLICY & SUPPORTING EVIDENCE

National Planning Policy

National Planning Policy Framework (NPPF, 2012)

2.1 The National Planning Policy Framework (2012) (NPPF) sets out planning policies for England and is a key part of the government's reform of the planning system, which seeks to make planning more accessible. It provides a framework of economic, environmental and social planning policies, setting out what sustainable development means in practice and how the planning system can contribute to its achievement.

2.2 The NPPF sets a ‘presumption in favour of sustainable development’ and includes general policy guidance on Green Infrastructure, landscape character and good quality design.

Local Planning Policy

Central Bedfordshire Local Development Framework Core Strategy and Development Management Policies (Adopted Nov 2009)

2.3 The policies of the Core Strategy and Development Management Policies DPD that are of particular relevance to landscape and visual impact are as follows:

Policy CS14 High Quality Development Policy CS16 Landscape and Woodland Policy CS17 Green Infrastructure Policy DM14 Landscape and Woodland

Other Policy Related Documents

Mid Bedfordshire Green Infrastructure Plan (September 2008)

2.4 The Mid Bedfordshire Green Infrastructure Plan was prepared for Mid Bedfordshire District Council, now Central Bedfordshire Council, to provide a framework for Green Infrastructure provision to create sustainable communities and provide a net gain in Green Infrastructure across the area.

2.5 Recommendations for Green Infrastructure are also made for the Landscape Character Areas throughout the district. The site falls within the Landscape Character Areas 4B ‘The Lower Ivel’ and 5G ‘Dunton Clay Vale’.

The Strategic Employment Site Assessment Document (July 2017)

2.6 Central Bedfordshire’s appraisal of Land west of the A1, Biggleswade includes an assessment of Landscape Character at Appendix F, and is provided below:

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Site Details

Ref No. NLP437

Site Name Land west of the A1, Biggleswade

Environmental Constraints

27 Landscape character R/A Limited scope for development- vale landscape contrasts

What would the impacts of development with urban form to east of A1 – important longdistance be on the landscape character or setting views. of the area or any designated Very large site – attractive arable landscape connecting with landscapes? Would there be any direct Ivel Valley, forms open setting for windfarm. Some scope for or indirect harm to the Area of mid-scale development at northern end if strongly integrated Outstanding Natural Beauty or the with wooded screening. B8 inappropriate as would block Nature Improvement Area? extensive views and create sense of enclosure at gateway to Biggleswade. Concern continued loss of quality farmland and visual impact of linear urban extension

2.7 CBCs assessment clearly recognises that land west of the A1, Biggleswade has both landscape and visual constraints. However, the Pre-submission Local Plan (Jan 2018) Policy SE3: A1 Corridor Holme Farm, Biggleswade includes ‘up to 52ha of B2 and B8 floorspace including strategic warehousing’ despite comments within Appendix F that state ‘B8 inappropriate as would block extensive views and create sense of enclosure at gateway to Biggleswade.’

2.8 It is apparent that the overall conclusions used to determine the uses within the proposed allocated site have not taken proper consideration of landscape and other environmental constraints as indicated within Appendix F of The Strategic Employment Site Assessment Document.

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3 BASELINE

Topography (refer to Figure 3)

3.1 The topography of the site is gently sloping. Land within the site rises to 40-45m AOD towards the settlement of Biggleswade to the north. The topography slopes down to a relatively flat low point along a stream that cuts across the northern half of the site adjacent to Beauford Farm. The landform rises again towards the south reaching a high point at approximately 50-60m AOD in the southern corner adjacent to the A1.

3.2 Topography within the surrounding landscape is gently undulating. The topography falls to the west of the site to a low of approximately 20-25m AOD along the River Ivel. The landform is more varied to the south and west with hills towards Dunton and Millow and a high point at Topler’s Hill at approximately 80-85m AOD.

Landscape Character

3.3 The landscape context of the site has been evaluated at two levels:

i) By reference to the following previously published assessments of the area:-  The Character Map of England” published by Natural England.  Central Bedfordshire Landscape Character Assessment (February 2016) ii) Through FPCR’s assessment of the area’s character.

Natural England Character Areas (Refer to Figure 4)

3.4 National Character Area (NCA) profiles have prepared by Natural England for the 159 NCA’s defined across England. These NCA profiles include a description of the natural and cultural features that shape the landscape, how the landscape has changed over time, the current key drivers for ongoing change, and a broad analysis of each area’s characteristics.

3.5 At this very broad landscape scale, the site lies at the edge of Natural England's National Character Area (NCA) 88 ‘Bedfordshire and Cambridgeshire Claylands’, adjacent to NCA 87 ‘East Anglian Chalk’.

3.6 Under Key Characteristics the NCA description for area 88 ‘Bedfordshire and Cambridgeshire Claylands’ includes the following references;

 Gently undulating, lowland plateau divided by shallow river valleys that gradually widen as they approach The Fens NCA in the east.

 Underlying geology of Jurassic and Cretaceous clays overlain by more recent Quaternary glacial deposits of chalky boulder clay (till) and sand and gravel river terrace deposits within the river valleys. Limerich, loamy and clayey soils with impeded drainage predominate, with better-drained soils in the river valleys.

 The River Great Ouse and its tributaries meander slowly across the landscape, and the River Nene and the Grand Union Canal are also features. Three aquifers underlie the NCA and a large manmade reservoir, Grafham Water, supplies water within and outside the NCA.

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 Brickfields of the Marston Vale and Peterborough area form distinctive post-industrial landscapes with man-made waterbodies and landfill sites. Restoration of sand and gravel workings has left a series of flooded and restored waterbodies within the river valleys.

 Variable, scattered woodland cover comprising smaller plantations, secondary woodland, pollarded willows and poplar along river valleys, and clusters of ancient woodland, particularly on higher ground to the northwest representing remnant ancient deer parks and Royal Hunting Forests.

 Predominantly open, arable landscape of planned and regular fields bounded by open ditches and trimmed, often species-poor hedgerows which contrast with those fields that are irregular and piecemeal.

 Wide variety of semi-natural habitats supporting a range of species – some notably rare and scarce – including sites designated for species associated with ancient woodland, wetland sites important for birds, great crested newt and species of stonewort, and traditional orchards and unimproved grassland supporting a rich diversity of wild flowers.

 Rich geological and archaeological history evident in fossils, medieval earthworks, deserted villages and Roman roads. A number of historic parklands, designed landscapes and country houses – including Stowe House and Park, Kimbolton Park, Croxton Park, Wimpole Hall and Wrest Park – combine with Bletchley Park, Second World War airfields, the Cardington Airship Hangars and brickfields to provide a strong sense of history and place.

 Diversity of building materials including brick, render, thatch and stone. Locally quarried limestone features in villages such as Lavendon, Harrold and Turvey on the upper stretches of the River Great Ouse.

 Settlements cluster around major road and rail corridors, with smaller towns, villages and linear settlements widely dispersed throughout, giving a more rural feel. Small villages are usually nucleated around a church or village green, while fen-edge villages are often in a linear form along roads.

 Major transport routes cross the area, including the M1, M11, A1, A6, A5 and A14 roads, the East Coast and Midlands mainline railways, and the Grand Union Canal.

 Recreational assets include Grafham Water, the Grand Union Canal, Forest of Marston Vale Community Forest, Chilterns AONB, woodland and wetland sites, an extensive rights-of-way network and two National Cycle Routes. The cities of Cambridge and Peterborough and several of the historic market towns in the NCA are popular tourist destinations.

3.7 Under the ‘Statements of Environmental Opportunity’ section the following extracts are of relevance:

SEO 1: Maintain and manage a sustainable and productive claylands arable landscape, while managing, expanding and linking woodlands, hedgerows and other semi-natural habitats to benefit biodiversity, improve soil and water quality, and ameliorate climate change by promoting good agricultural practice.

For example, by:

 Working with local farmers, landowners and managers to promote best practice such as the appropriate management of hedgerows, reducing herbicide and pesticide use, buffering field

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margins and woodland edges, and retaining winter stubble to support farmland birds and pollinators.

 Encouraging the conservation and management of existing woodlands and the replacing of introduced species with native species, as well as undertaking new tree and woodland planting to link existing sites in order to enhance biodiversity and recreational opportunities.

 Enhancing and expanding the network of semi-natural habitats through targeted environmental enhancements, including ponds, hedgerows, hedgerow trees and species-rich grasslands (such as areas found along road verges, green lanes and field margins) to support biodiversity.

SEO 3: Plan and create high-quality green infrastructure to help accommodate growth and expansion, linking and enhancing existing semi-natural habitats. Regenerate the post-industrial landscapes of the Forest of Marston Vale and Peterborough to improve and create new opportunities for biodiversity, recreation, timber and biomass provision while strengthening sense of place, tranquillity, resilience to climate change, and people’s health and wellbeing.

For example, by:

 Supporting the creation and expansion of native woodlands, orchard, parkland, grasslands, and hedgerows to improve habitat connectivity within the landscape and provide increased benefits for biodiversity and recreation.

 Supporting initiatives that include well-planned green infrastructure that will increase people’s access to and contact with the natural environment to benefit their health and wellbeing.

 Maintaining, extending and promoting the use of the National Cycle Routes and the rights-of- way network.

 Preventing inappropriate development and promoting the use of local building stone to maintain the character of villages and historic buildings.

Central Bedfordshire Landscape Character Assessment (February 2016) (Refer to Figure 5)

3.8 The Central Bedfordshire Landscape Character Assessment was prepared by Land Use Consultants for Central Bedfordshire Council in 2015 and was amended in 2016 following on from public consultation. The Landscape Character Assessment identifies Landscape Character Types (LCT) and Landscape Character Areas (LCA). The site falls within 2 LCT/LCA’s, the majority of the site falls within LCA 4B ‘Lower Ivel Clay Valley’ with the southern corner situated within LCA 5G ‘Dunton Clay Vale’.

3.9 The following key characteristics are of relevance for LCA 4B ‘Lower Ivel Clay Valley’ and the majority of the site:

 A level open river valley founded on Oxford Clay, Lower Greensand and Alluvium with drift deposits of Glacial and Valley Gravel.

 River Ivel runs through the area from south to north with areas of open water, tributary streams and ponds.

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 Mixed land use of arable and improved pasture with some withy beds and rough grazing close to the River Ivel.

 Large and medium scale geometric fields are bounded by ditches and hedgerows with the latter often in poor condition or lost.

 Market gardening and nurseries throughout the area, with many fallen into disuse.

 Shelterbelts of conifers and poplar are visually prominent in the flat landscape, plus occasional mature willows.

 Horse pastures are a frequent feature, with their boundary fences and shelters.

 Settlement of substantial linear villages, often along roads, plus the market town of Biggleswade and, to the north boundary, Sandy.

 Network of minor rural roads with small scale bridges over the Ivel contrast with the busy trunk road of the A1.

 There are open views over the level arable landscape to the west and south of the area and to the east of Biggleswade where there is a strong visual connection to the adjacent Dunton Clay Vale (5g).

 A disturbed and fragmented area with the presence of the major road corridor of the A1, large settlements and the mix of land uses giving an urban fringe character.

3.10 The landscape strategy section includes the following extract:

‘The condition of the Lower Ivel Clay Valley has declined and the overall strength of character of the area is judged as weak therefore the landscape strategy for the Lower Ivel Clay Valley is to renew elements that have become degraded or been lost such as the hedgerows, pollarded willows, pastures and water meadows and to create new features to enhance and strengthen landscape character such as new wetlands, wet woodlands and tree planting to screen harsh urban boundaries and roads and increase biodiversity interest.’

3.11 The following key characteristics are of relevance for LCA 5G ‘Dunton Clay Vale’ and southern corner of the site:

 A undulating ‘vale’ extending into Cambridgeshire with an elevated ridge rising to about 45m AOD and broad valleys. This is not technically a vale and forms a transition between the Clay Valley (4) and Clay Plateau (1) landscape types.

 Strong ridge of land between the Ivel and upper reaches of the Cam containing the settlements of Edworth, Millow, Dunton and Eyeworth.

 Some expansive views across the vale but generally views are more enclosed than other vale areas due to undulating landform. Long range views from higher points across Cambridgeshire.

 Land use predominantly defined by intensive arable (cereal) cropping contained within medium to large fields. Orchards were formerly common, although are now lost.

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 Field boundaries are largely characterised by short flailed, gappy hedges. Old hedgerow lines are marked in places by surviving hedgerow trees.

 Essentially an open arable landscape with limited woodland cover. Occasional mature hedgerow trees and roadside oaks on wide grass verges are a distinctive feature.

 Tributary streams and drainage channels run through the landscape. These are largely imperceptible but are picked out by vegetation aligning the corridors or white railings along the roadside. The brook, ford and bridge at Sutton village are distinctive features.

 Minor ‘parkland’ landscapes associated with the area to the south around Edworth plus Sutton Park (now part of a golf course to the north).

 Absence of main roads with minor rural roads and secondary routes traversing the landscape and connecting the villages.

 Dominant line of pylons across the southern part of the landscape. Crossed by the A1 south of Biggleswade preserving the line of the White Way Roman Road between Baldock and Godmanchester.

 A series of small settlements at Edworth, Millow, Dunton, Eyeworth, Sutton and Wrestlingworth - generally loosely linear in form with varied settlement character.

 Individual farmsteads and associated agricultural buildings occur occasionally throughout the landscape. Farm buildings and red brick barns are a feature of villages e.g. Sutton.

 Presence of sandstone vernacular in buildings for example churches at Sutton and Potton with prominent sandstone towers forming local landmarks, plus occasional sandstone walls and bridges.

3.12 The landscape strategy section includes the following extract:

‘The overall strategy for Dunton Clay Vale (5g) is for enhancement/renewal of the landscape. Enhancing the condition of the landscape by restoring and repairing elements that have been lost or degraded (such as the hedgerow network) will significantly strengthen character.’

Analysis of Local Landscape character

3.13 FPCR have undertaken a landscape assessment, supported by information collected through a desk study of the ordnance survey maps and aerial photography, followed by a site assessment undertaken during February 2018. From this analysis of local landscape character a number of conclusions have been drawn, as follows:-

 The site is located to the south of Biggleswade in Bedfordshire. The A1 clearly defines the settlement extent of Biggleswade with little development to west of the A1. Landscape to the south and west of the A1, within which the site falls, is characterised by low lying open agricultural fields. This landscape provides separation between Biggleswade and the surrounding village of Langford and hamlet of Holme.  This greenfield site is in agricultural use within an area of predominantely open arable land. The site is open and relatively flat, providing expansive views across the surrounding landscape, including long distance views across the Ivel Valley. The site is open to the south west and lacking in significant vegetation cover. Consequently the site has a strong association with the surrounding open agricultural landscape.

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 A well used public rights of way network cross the area including routes which pass through the site. These routes provide access to the countryside and connections between Biggleswade to the nearby settlements of Landford and Holme.  Stratton Business Park lies to the east / northeast of the site on the southern edge of Biggleswade. The Business Park is separated from the site by the A1 / A6001 roundabout junction. The site extends significantly further south alongside the A1 corridor than the existing Business Park.  The site comprises an irregular pattern of arable fields, with mostly open field boundaries bound by tracks, public rights of way and, in places, gappy and overgrown hedgerows with few hedgerow trees. Locally increased vegetation cover is provided by woodland to the west of the site, as well as tree belts by Holme Court and along the A1 corridor.  The topography of the site is gently sloping rising slightly to the north adjacent to Biggleswade and in the southern corner adjacent to the A1. Topography within the surrounding landscape is gently undulating with landform falling to the west of the site towards the River Ivel. The landform is more varied to the south and west with hills towards Dunton and Millow and a high point at Topler’s Hill with views across towards Biggleswade.  Existing developments within proximity to the site include detached residential properties at Holme situated adjacent to the site’s northern boundary and a cluster of properties situated by the A1, adjacent to the site’s southern boundary.  Biggleswade Wind Farm stretches across the wider arable landscape to the south of the site, with wind turbines featuring within local views.  Transportation infrastructure running north to south across the landscape includes the A1 to the east of the site and the East Coast Main Line railway further away from the site to the west.

Landscape Value

3.14 In terms of "landscape value" it is appropriate to examine the role of the site and its immediate context in terms of the range of local factors set out in the GLVIA3 (Box 5.1, page 84). This considers the landscape in terms of a range of factors as set out below. As a starting point, landscape designations have been considered.

3.15 Landscape Designations: The site is not currently subject to any designations for reasons of landscape value and there are no other designations within the site itself. The surrounding context of the site includes a number of listed buildings and scheduled monuments including the grade II listed Holme Grove adjacent to the north and a Grade II listed New Spring Water Pumping Station, Engine House And Pump Masters House adjacent to the south.

3.16 Landscape Quality (Condition): The majority of the site comprises arable fields, with an irregular field pattern. The site has mostly open field boundaries bound by tracks, Public Rights of Way and, in places, gappy and overgrown hedgerows with few hedgerow trees.

3.17 Scenic Quality: The site is reasonably attractive as arable fields form the rural setting to the south of Biggleswade. The open and relatively flat landscape allows for longer ranging views across the Ivel Valley.

3.18 Rarity and Representativeness: The site comprises mostly arable fields typical of the surrounding Ivle Valley.

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3.19 Recreational Value: Two Public Rights of Way cross through the site and link to a well used network of Public Rights of Way through the countryside that connect Langford and Holme to Biggleswade.

3.20 Perceptual Aspects and Associations: The site has a strong association with the surrounding open agricultural landscape.

3.21 In conclusion and having appraised the above factors the site is judged to be of medium landscape value.

Visual Analysis

3.22 FPCR Environment and Design Ltd have undertaken a Landscape and Visual appraisal of the site. A selection of representative photographs (Viewpoints A-H) have been selected to illustrate a range of views across the site that would potentially be affected by future development. The viewpoint locations are shown at Figure 7 and the photgraphs at Figures 8-12. Receptors encompass residents, users of Public Rights of Way and views from highways. In overall terms, the first two categories of receptors are generally of higher sensitivity than the latter, although the context of individual receptors can have a bearing on their sensitivity. Key findings are summarised below:-

 The site lies within low lying open arable landscape situated to the south of Biggleswade. This low lying relatively flat landform provides long ranging views across the Ivel Valley. There are a range of views of the site which forms part of the open agricultural landscape to the south of Biggleswade.

 Views of the site occur from surrounding settlements including from Holme and Langford as well as detached properties and farmsteads. Other views towards the site are available from adjacent roads and Public Rights of Way. There are also longer distance views towards the site by Millow and Edworth.

 Road users of the A1 currently experience clear views across the majority of the site when approaching or leaving Biggleswade. There are open views along the entire stretch of the A1 adjacent to the site, before becoming enclosed upon entering Biggleswade.

 The site is open and expansive and allows for longer ranging views towards nearby villages, as well as Biggleswade Wind Farm and the surrounding wider landscape. Closer range views of the site are available from the network of Public Rights of Way connecting Biggleswade to Langford and Holme.

 Locally elevated vantage points, including Edworth Road to the south, have clear views across the flat landscape towards the site with views towards the settlement edge of Biggleswade and the existing Stratton Business Park and the A1 Retail Park.

 Views from Biggleswade itself are restricted due to the screen planting along the A1 corridor which currently forms a physical boundary to Biggleswade. Partial views of the site occur from the edge of the A1 Retail Park and Stratton Business Park.

 Turbines at Biggleswade Wind Farm appear against the skyline and are prominent within local views.

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4 CONCLUSION

4.1 The site is located immediately adjacent to the west of the A1, just south of Biggleswade in Bedfordshire. The site is in agricultural arable use within an area of predominantely open arable land. The site is open and relatively flat and low lying, providing expansive views across the surrounding landscape.

4.2 At a national level the site lies at the edge of Natural England's National Character Area (NCA) 88 ‘Bedfordshire and Cambridgeshire Claylands’. At a county level The Central Bedfordshire Landscape Character Assessment identifies that the majority of the site falls within LCA 4B ‘Lower Ivel Clay Valley’ with the southern corner situated within LCA 5G ‘Dunton Clay Vale’.

4.3 The A1 clearly defines the settlement extent of Biggleswade with little development to west of the A1. Landscape to the south and west of the A1, within which the site falls, provides separation between Biggleswade and the surrounding village of Langford and hamlet of Holme. Land to the south and west of the site is open and lacking in significant vegetation cover. Consequently the site has a strong association with the surrounding open agricultural landscape.

4.4 A well used public rights of way network cross the area including routes which pass through the site. These routes provide access to the countryside and connections between Biggleswade to the nearby villages of Landford and Holme.

4.5 There are a range of views of the site which forms part of the open agricultural landscape to the south of Biggleswade. Views of the site occur from surrounding settlements including from Holme and Langford as well as detached properties and farmsteads. Other views towards the site are available from adjacent roads and Public Rights of Way. There are also longer distance views towards the site by Millow and Edworth.

4.6 Road users of the A1 currently experience clear views across the majority of the site when approaching or leaving Biggleswade. There are open views along the entire stretch of the A1 adjacent to the site, before becoming enclosed upon entering Biggleswade.

4.7 FPCR’s assessment of the local context is in agreement with the general findings of CBC’s Appendix F of The Strategic Employment Site Assessment Document and published Landscape Character Assessments. However, there are discrepencies between the findings of CBC’s assessments and the proposed Policy SE3: A1 Corridor – Holme Farm, Biggleswade within the Pre-submission Local Plan which includes ‘up to 52ha of B2 and B8 floorspace including strategic warehousing’. As indicated within CBC’s Appendix F of The Strategic Employment Site Assessment Document there is ‘limited scope for development’ of this site with ‘Some scope for mid-scale development at northern end if strongly integrated with wooded screening. B8 inappropriate as would block extensive views and create sense of enclosure at gateway to Biggleswade.’

4.8 Development of this site would result in a significant extension to the settlement of Biggleswade introducing employment development into the existing agricultural landscape to the west of the A1. It would be prominent within views and restrict open and expansive views across the Ivel Valley. Development would therefore potentially result in adverse landscape and visual impacts.

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