Dunstable Sustainable Western Expansion Vision Statement | Updated August 2017 Update to the October 16 vision statement
Final
Contents
1.0 Introduction...... 4
2.0 West Dunstable: a suitable location for future growth...... 6
3.0 Site Characteristics ...... 8
4.0 Vision Statement – Dunstable Sustainable Western Expansion...... 10
5.0 Green Belt Impacts ...... 13 6.0 Next Steps ...... 16
Figures and Tables
Figure 1. The site and the surrounding area...... 5 Figure 2. Site context and main transport network...... 7 Figure 3. Site constraints ...... 9 Figure 4. Indicative masterplan...... 13
R
Transport Planning Development Engineering planning
dynamic development solutions TM 1.0 Introduction
1.1 Central Bedfordshire Council (CBC) is in 1.5 This initial Vision Statement should be the process of preparing an up to date read alongside the Indicative Masterplan Local Plan for the area up to the year 2036. (Figure 4) included within this submission to Within this the Council is evaluating a range demonstrate in high level terms the potential of options for meeting its own emerging the site holds to deliver a sustainable housing needs, along with the unmet needs western expansion to Dunstable. arising from neighbouring authorities, in particular Luton Borough Council. The Plan’s development strategy will also consider Shaping Central Bedfordshire ‘Growth issues relating to improving the operation Options’ Consultation – October 2016 of the local economy and investment in, 1.6 In this consultation, the land between and delivery of, infrastructure and support Green Lane and Tring Road lies within Area services. A ‘South and West/ M1 Corridor’ which is 1.2 The development plan for the southern described by the Council as follows: part of Central Bedfordshire has not been “Overall: Potential for all levels of growth replaced since that adopted in 2004. including strategic scale growth adjoining However, notwithstanding this, a strategic urban areas, where Green Belt release can scale of development has recently been be justified. consented on green belt land around Small villages in the Green Belt generally Houghton Regis/Dunstable. The changing have limited capacity to grow but there is emphasis brought about by the approach some potential for medium scale growth to growth set out within the Framework, along the major transport corridor following coupled with the level of emerging housing the M1, A5 and the railway (Midland Main needs in CBC (and Luton) and decisions Line), or large scale growth for sites on how to make the most of scarce public immediately adjacent to Luton that could be resources, necessitates a reappraisal of linked to the Luton- Dunstable Busway. The the extant development strategy and lack of new sites within the urban areas of consideration of the alternative approaches Luton and Dunstable mean that significant that could be taken. further growth in Central Bedfordshire is 1.3 The ‘Call for Sites’ exercise carried out by the likely to be required. However any further Council earlier in the year has provided CBC development in the Green Belt will need with a range of options of varying scales to be thoroughly justified to meet national and types in order to support a range of planning policy.” strategies.
1.4 The land promoted by Claydon Land Development Ltd for development south west of Dunstable is one of the options put forward through the ‘call for sites’, and provides an opportunity to contribute to meeting the housing needs of both CBC and Luton in a sustainable manner. Figure 1. The site and the surrounding area
N SCALE 1:10,000 50 150
0m 100 250 500
Dunstable Sustainable Western Expansion | August 2017 5 2.0 West Dunstable: a suitable location for future growth
2.1 There are a number of reasons why we ● Construction of the A5-M1 link (Dunstable believe West Dunstable (and Dunstable Northern Bypass) will create a new dual more generally) offers a suitable and carriageway running east from the A5 attractive strategic location for future north of Dunstable to join the M1 at a growth in housing and supporting new junction 11a south of Chalton. Once infrastructure and community facilities. complete, this will bring numerous These can be summarised below; benefits to Dunstable, including increased accessibility between Milton Keynes and ● Although firmly within Central M1 Junction 9 and will reduce congestion Bedfordshire District, Dunstable falls on the A5 and take traffic away from local within the Luton Housing Market Area roads in Dunstable and Houghton Regis. and additional housing growth here can directly help meet Luton’s significant ● Dunstable is located approximately 14km unmet housing needs – a commitment (20 mins drive) from Luton Airport, which to which has already been made by both provides flights across Europe. Luton and Central Bedfordshire Councils. ● Proximity to Luton – a key national ● Dunstable is well established as a Major centre boasting a range of services, Service Centre and is an attractive place employment opportunities and leisure and to live and benefits from a good range of entertainment facilities. services and facilities including: ● Well located in relation to exciting −− Grove Theatre proposals for a new mixed use development at M1 J10- J10a −− Lower, Middle and Upper schools (approximately 15 mins from Dunstable) − Central Bedfordshire College (main − comprising: campus) −− office floor space −− Library −− retail floor space −− Dunstable Leisure Centre −− food and beverage floor space −− Range of large convenience food − leisure floor space stores − −− hotel ● Dunstable straddles the A5 – a key strategic route between the M1 (Junction −− car and cycle parking; and associated 9) and Milton Keynes. access, highways, utilities, public realm, landscaping, and associated ancillary ● Dunstable demonstrates good access to works and structures. the M1 via Junctions 10, 10a and 11, which provides access to other main centres ● Good accessibility to open countryside such as Hemel Hempstead, Watford and for recreation – in particular at Dunstable London to the south and Milton Keynes, Downs, Wipsnade Estate and wider Northampton, Leicester, Sheffield and Chilterns AONB. Leeds to the north.
6 Dunstable Sustainable Western Expansion | August 2017 Figure 2. Site context and main transport network
KEY Site Boundary
Motorway
A Road
B Road
Railway Station
Railway Line
Luton Airport
District Boundary
Proposed A5 - M1 Link Road Proposed Woodside Link Road Newlands Park Mixed development Site
Settlement Hierarchy
Main Settlement
Other Settlement KEY Site Boundary
DLP PLANNING LIMITED Motorway 4 Abbey Court, Fraser Road, Priory Business Park Bedford, MK44 3WH
t 01234 832 740 f 01234 831 266 A Road e [email protected] Offices also at: Bristol, Cardiff, East Midlands, Leeds, London, Milton Keynes, Rugby and Sheffield CLIENT B Road Simon Cooke PROJECT Land at Tring Road Railway Station Dunstable DRAWING TITLE Main Transport Network Railway Line Date 2 November 2016 OS Ref: Drawn By PMG 0 1 2 3 km Scale 1:50,000 Drawing No: D02 Contains Ordnance Survey data © Crown copyright and database right 2016 Checked By Luton Airport Job No: BE361-3 Rev: AP
District Boundary
Proposed A5 - M1 KEY Link Road Site Boundary Proposed Woodside Link Road Motorway Newlands Park Mixed development Site A Road Settlement Hierarchy B Road Main Settlement Railway Station Other Settlement Railway Line
Luton Airport
District Boundary
Proposed A5 - M1 DLP PLANNING LIMITED 4 Abbey Court, Fraser Road, Priory Business Park Link Road Bedford, MK44 3WH
t 01234 832 740 f 01234 831 266 Proposed Woodside e [email protected]
Link Road Offices also at: Bristol, Cardiff, East Midlands, Leeds, London, Milton Keynes, Rugby and Sheffield Newlands Park CLIENT Mixed development Site Simon Cooke PROJECT Land at Tring Road Settlement Hierarchy Dunstable Dunstable Sustainable Western Expansion | August 2017 7 DRAWING TITLE Main Settlement Main Transport Network
Date 2 November 2016 OS Ref: Drawn By Other Settlement PMG 0 1 2 3 km Scale 1:50,000 Drawing No: D02 Contains Ordnance Survey data © Crown copyright and database right 2016 Checked By Job No: BE361-3 Rev: AP
DLP PLANNING LIMITED 4 Abbey Court, Fraser Road, Priory Business Park Bedford, MK44 3WH
t 01234 832 740 f 01234 831 266 e [email protected]
Offices also at: Bristol, Cardiff, East Midlands, Leeds, London, Milton Keynes, Rugby and Sheffield CLIENT Simon Cooke PROJECT Land at Tring Road Dunstable DRAWING TITLE Main Transport Network
Date 2 November 2016 OS Ref: Drawn By PMG 0 1 2 3 km Scale 1:50,000 Drawing No: D02 Contains Ordnance Survey data © Crown copyright and database right 2016 Checked By Job No: BE361-3 Rev: AP 3.0 Site Characteristics
3.1 The land is located on the south-western 3.7 The closest statutorily designated site is edge of Dunstable, and extends the Dunstable and Whipsnade Downs SSSI, urban area to the south of the town. The some 300 metres to the east. In addition, an site comprises a series of undeveloped area of ‘Special Character’ lies to the north agricultural fields adjoining the urban area, of the site, separated by an area of open currently used for agricultural purposes land. (predominantly Grade 3 – Good/Moderate) 3.8 As noted above, the land lies within the and in policy terms lies within the open statutorily defined Green Belt. It is a function countryside, and is within the Metropolitan of the development plan review to reassess Green Belt. the Green Belt designations across Central 3.2 The site at present demonstrates one Bedfordshire as defined under the now out existing (agricultural) access, which is of date development plan, which in any located on Well Head Road. However, the case were defined in excess of 25 years ago, site straddles a number of existing road and to review to what extent these require and therefore, subject to further technical alteration having regard to accommodating assessment, opportunities exist to integrate long term development needs. the site within the existing road network create new vehicular access points onto Tring Road (B489) and Dunstable Road.
3.3 The land is well located in relation and accessible to established services and facilities in Dunstable, and development would provide the opportunity to deliver new facilities (retail, open space, schools) where necessary.
3.4 The topography of the site is generally flat, albeit it rises from south to north with the land at the southeast corner of the site being the lowest lying.
3.5 A Public Footpath (FP8) runs across the south east corner of the site. The site sits nearby to the Chilterns Area of Outstanding Natural Beauty, located to the south of the site.
3.6 There are known areas of ecology near the land – specifically Lancot Meadows County Wildlife Site to the east and Well Head County Wildlife Site to the south, but no ecology/ecological interest is registered on the land itself.
8 Dunstable Sustainable Western Expansion | August 2017 Figure 3. Site constraints
KEY Site Boundary PROW / Footpaths Listed Buildings
I II II* Scheduled Monument SSSI Priority Habitat Green Belt Contours (10m)
1:7,500 0 250 500 750 m
© Crown copyright and database right 2016.
KEY Site Boundary PROW / Footpaths Listed Buildings
I II II* Scheduled Monument SSSI Priority Habitat Green Belt Contours (10m)
Dunstable Sustainable Western Expansion | August 2017 9
1:7,500 0 250 500 750 m
© Crown copyright and database right 2016. 4.0 Vision Statement – Dunstable Sustainable Western Expansion
4.1 The site represents an appropriate location ● Potential for westward extension of to create a sustainable western expansion Guided Busway along Tring Road; of Dunstable, drawing on existing services ● Protection and possible enhancement of and facilities in the Town, but also providing Lancot Meadows and Well Head County opportunities for new infrastructure, facilities Wildlife Sites; and services where required. ● Provision of a new 2FTE Primary School 4.2 At this early stage, and subject to further and playing fields; technical assessment and detailed ● Incorporation of a local centre, including masterplanning, the site presents a number retail, cafes, restaurants and other of opportunities, including: important community uses;
● Delivery of a mix of house types, including ● Inclusion of a network of multi-functional affordable and low cost housing within green spaces, bringing a green character the Luton HMA – providing a solution to throughout development and linking the significant unmet needs arising from it into the surrounding landscape, Luton; preventing coalescence with Church End to the west; ● Potential for an element of older persons housing to meet identified needs for this ● Create a well-designed ‘urban fringe’ within Central Beds; transition between the edge of Dunstable and the attractive landscapes of ● Provision of land for self-build plots; Dunstable Downs and the AONB beyond. ● Creation of a very attractive, vibrant, new residential neighbourhood and a new ‘Gateway’ into the Dunstable from the West; ● Delivery of improvements to the local highway network where required and appropriate, ● Upgrades and resurfacing of Green Lane to provide a safe and secure pedestrian/ cycleway connecting the development into Dunstable, with links continued back through the development itself;
10 Dunstable Sustainable Western Expansion | August 2017 A green infrastructure network Sustainable urban drainage
Distinctive architecture
A learning environment
Green streets Multifunctional green spaces
Outdoor leisure and entertainment Well defined streets and open spaces
Dunstable Sustainable Western Expansion | August 2017 11 Phasing / Delivery Key
4.3 The site is capable of delivering in the region Site Boundary of 1000 dwellings within the period of the Local Plan. The exact number achieved Existing Settlement / Development will be determined by further technical assessments and detailed master planning. Indicative Residential Development
4.4 In terms of delivery rates, the site could in Indicative location for Primary School (2ha 2FE) theory, (allowing 3 years for adoption of the Local Plan; submission and approval of an Indicative Green Infrasturcture outline application; and detailed reserved matters/conditions), could be built out at a Indicative SUDs rate of roughly 150 dwellings per year and on this basis the development (including Indicative location for Local Centre supporting infrastructure and community facilities) could feasibly be completed by Public Rights of Way (PROW) 2027/28. Potential new pedestrian / cycle routes
Indicative location of new routes (e.g. primary and secondary roads)
12 Dunstable Sustainable Western Expansion | August 2017 5.0 Green Belt Impacts
5.1. The site currently falls within the 5.4. Whilst the Green Belt Study provides Metropolitan Green Belt. Paragraph 80 of for a high level strategic assessment of the Framework sets out that the Green Belt large land parcels, it fails to acknowledge serves 5 purposes: the ability of a particular site within that parcel to be developed in a sensitive i) To check unrestricted sprawl of large considered manner, still respecting the built-up areas; Green Belt purposes set out above. In ii) To prevent neighbouring towns respect of this land proposed for allocation merging into one another; south west of Dunstable, the indicative iii) To assist in safeguarding the masterplan has been further developed countryside from encroachment; to respect these purposes and provide iv) To preserve the setting and special for a sustainable south-western extension character of historic towns; to what is a sustainable location adjacent v) To assist in urban regeneration, by to a settlement identified as a ‘Major encouraging the recycling of derelict Service Centre’ in the Draft Local Plan. An and other land. overview of the measures taken to minimise conflicts with each of the purposes is Central Bedfordshire and Luton Green Belt provided below: Study (LUC, Nov 2016) GB Purpose 1 – To check the unrestricted sprawl of 5.2. The Central Bedfordshire and Luton Green large built-up areas. Belt Study concludes that the parcel D1 (within which the promotion site falls) has 5.5. Development to the south west of some value in terms of its contribution Dunstable is defined by the prevailing to the purposes of the Green Belt. The topography. Residential development at findings are as follows: West Dunstable already holds a prominent position in the landscape with view to the Parcel Purpose 1 Purpose 2 south and west.
Strong contribution Moderate contribution 5.6. The masterplan seeks to overcome the unrestricted sprawl by creating a D1 Purpose 3 Purpose 4 strong landscape edge to any further Strong contribution Weak / No contribution development, ensuring that the development is well contained. With this site particularly there is the potential to 5.3. For the purposes of the Green Belt study, create more defined edge to the South the Council considered that it is not West of Dunstable, with the development possible to distinguish the extent to which proposal exclusively occurring in the North each Green Belt parcels delivers against East of the site meaning existing gaps this purpose and therefore the parcels between development can be filled in. have not been individually assessed against Purpose 5.
Dunstable Sustainable Western Expansion | August 2017 13 GB Purpose 2 – To prevent neighbouring towns GB Purpose 4 – To preserve the setting and special from merging into one another. character of historic towns
5.7. As a means of minimising impacts in terms 5.9. We agree with the Council’s assessment of settlement coalescence, a substantial that as the site has a weak/no contribution green wedge would be maintained along to this Green Belt purpose and so cannot the western edge of the development be considered a factor when deciding to which would prevent the coalescence whether to allocate this site. of West Dunstable and the village of Tottenhoe. This would mean a buffer of 5.10. Overall, the site offers a unique proposal approximately 0.5km would be retained to provide a sustainable expansion to the with the eastern extent of Totternhoe. Major Service Centre of creating a better Furthermore, this wedge could also provide transition between the countryside and to informal leisure opportunities in the form of the settlement, a country park to utilise this development space on the edge of the proposed development, further detail can be found below in the masterplan.
GB Purpose 3 – To assist in safeguarding the countryside form encroachment.
5.8. Encroachment into the countryside is an inevitable consequence of allocating most parcels of undeveloped land on the edge of a settlement. Whilst the proposed site lies beyond the current built-up area of West Dunstable, it relates well to the existing form of development and is contained by Dunstable Road to the north; Well Head Road to the south; and Icknield Way to the east - therefore would not constitute an incongruous encroachment into the open countryside. The proposal only looks to develop a small portion of the site and will allow for green spaces to ensure a considered transition between the urban edge of Dunstable and the countryside beyond.
14 Dunstable Sustainable Western Expansion | August 2017
.0 Next Steps
6 6.1 This document has been submitted to provide additional information to that previously submitted by Claydon Land to the Call for Sites conducted by the Council in February 2016. It is intended to help guide future discussions with Council officers and members over the coming months as a strategy for the new Local Plan is developed. Further technical work will be undertaken in due course to support detailed master planning.
16 Dunstable Sustainable Western Expansion | August 2017 Dunstable Sustainable Western Expansion | August 2017 17 Dunstable Sustainable Western Expansion Vision Statement | Updated August 2017
Update to the October 16 vision statement