LANDSCAPE APPRAISAL

Land off Front Street, at ,

Prepared on behalf of:

Legal & General

Ref: 2728-RE-01-P4

Date: August 2017

KINGSTON UPON THAMES • CAMBRIDGE www.allenpyke.co.uk Landscape • Urban • Environmental Allen Pyke Associates

LAND AT SLIP END, LUTON

LANDSCAPE APPRAISAL

CONTENTS:

Page:

1. Introduction 1

2. Planning Status 2

3. Landscape Character & Sensitivity 3

4. Development Proposals 12

5. Potential Effects of Development 13

6. Conclusions 14

APPENDICES (at rear of document):

Appendix A: Figure 01 – Site Location Plan Figure 02 – Planning designations Figure 03 – Landscape Character Areas

Appendix B: Figure 04 – Concept Landscape Strategy

Land at Slip End, Luton: Landscape Appraisal Final APAL Ref: 2728-RE-01-P4 Allen Pyke Associates

1. INTRODUCTION

1.1. This report has been prepared by Allen Pyke Associates Ltd (APAL), a landscape design consultancy specialising in landscape character and visual assessments across a variety of sectors and scales of development. The practice has over twenty years’ experience of preparing landscape studies in support of planning applications for major developments on Green Belt land and other designated or sensitive valued landscapes.

1.2. The practice has been commissioned by Legal & General (L&G) to provide landscape advice for a residential led development on their landholding off Front Street at Slip End, near Luton in . The development site includes the adjacent land off Front Street owned by the Luton Hoo Estate that is used currently for allotments. Allen Pyke Associates are familiar with the site and its setting having worked in association with Savills planning consultancy on behalf of L&G on the initial feasibility studies and LVIA assessment work in 2003.

1.3. The objective of this document is to assess the implications of the changes that have occurred since the Highways Agency completed substantial improvements to the at Junction 10 in 2010. The Appraisal will establish the value and sensitive of the land, the ability of the landholding to accommodate development in the form being proposed, and the significance of the changes to landscape character and visual amenity on the site and its setting.

1.4. The Appraisal is based on published landscape and local authority data and site visits undertaken in May 2016 and March 2017. The report summarises how the landscape character and views from surrounding key receptors might be affected by future proposals for development on the L&G land.

1.5. The text is supported by a number of plans and a conceptual Landscape Strategy included in the appendix at the rear of the document. The site location plan is shown in Appendix A, Figure 1.

1.6. APAL have produced a companion ‘Green Belt Review’ for the site (APAL ref: 2728-RE-02-P4). This ‘Appraisal’ deals primarily with the landscape character and visual amenity implications of the proposed development.

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Methodology

1.7. The review follows the broad best practice principles set out in the ‘Guidelines for Landscape and Visual Impact Assessment’, Third edition, 2013 (GLVIA 3) published jointly by The Landscape Institute and The Institute of Environmental Management and Assessment.

Assumptions

1.8. To provide a baseline for the assessment of the potential effects of residential development and its massing, it is assumed that the built form will predominantly consist of 2-storey dwellings with ridge heights of approximately 9 to 11 metres. This does not preclude some dwellings being of greater height or suggest that higher buildings would be inappropriate on the site.

Layout details, house types, earthworks and associated green infrastructure would be agreed in a full planning application and the discharge of conditions. It is assumed that any scheme proposal would be well designed and be appropriate to the location in terms of materials, styles, landscape treatments, scale and form.

2. PLANNING STATUS

2.1. At local level the emerging 2015-2035 Local Plan is still in consultation and the Adopted Local Development Framework for Council (CBC) remains in place for the L&G landholding. The authority is an amalgamation of the Mid-Bedfordshire and South Bedfordshire District Councils. Current policies for Slip End are still taken directly from the original South Bedfordshire Local Plan, which was adopted in January 2004. A number of policies in the SBDC Local Plan were ‘saved’ in 2007 by the Secretary of State and remain until CBC indicates that they will be superseded.

2.2. The planning designations are shown on the plan in Appendix A, Figure 2. CBC policies relating to the site are: • Policy GB1 - Green Belt

2.3. The following polices relate to land adjacent to the site: • Policy BE6 - Area of Special Character • Policy T12, T13 - M1 Widening

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2.4. The L&G site is not subject to any statutory or non-statutory landscape designations but is located in close proximity to the western tip of a locally designated Area of Great Landscape Value (AGLV), Policy NE3 that lies to the east of the M1 corridor. However, this policy was superseded in 2016 by the local authority’s Landscape Character Assessment and no longer carries weight as adopted policy.

2.5. The site is located in Green Belt, which is a planning designation whose aim is to prevent urban sprawl by keeping land permanently open. The purposes of the Green Belts are set out in the National Planning Policy Framework (2012). The NPPF also provides guidance on sustainability and the protection to be given to valued landscapes. The onus is placed on Local Authorities to make distinctions between the hierarchies of landscape designations, from international down to local level, and to afford weight to their importance commensurate with their status.

2.6. A full assessment of development in Green Belt and its significance for the purposes of the designation and openness is contained in the companion ‘Green Belt Review’.

Neighbourhood Plan

2.7. The draft ‘Neighbourhood Plan for & Slip End (2016-2031)’ was published in May 2016. The purpose of the document is to “guide development within the Plan area and provide guidance to any interested parties wishing to submit planning applications for development”. The production of the document has involved local participation on a range of topics of interest to the community. A key objective of the Plan is to “maintain the rural character of the two parishes and retain undeveloped space between individual communities to protect their unique identities.”

2.8. Policies set out in Neighbourhood Plans are subject to examination and compliance with policies in the emerging Central Bedfordshire Local Plan. However, the Plan does not consider the L&G land as a potential housing site, nor does it suggest the land is of particular importance to the local community or should be designated a Local Green Space, as defined in the NPPF (paras. 76 – 78).

3. LANDSCAPE CHARACTER & SENSITIVITY

The Setting

3.1. Slip End is a village and in Bedfordshire with a population of 1,831 (2011 Census). The parish includes the hamlets of , Woodside and . The site lies approximately 2.5 km to the southwest of Luton town centre and consists of a single elongated

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arable agricultural field of irregular shape located between the eastern settlement edge to the village and the western highway boundary of the M1 at Junction 10 (see Aerial Photograph below and Appendix A, Figure 1). The development site also includes the Slip End allotments, which will be relocated within the proposed scheme layout.

3.2. The land lies in a transitional zone between urban and rural landscapes. The well-managed countryside to the west is generally of grade 3 quality and consists of a patchwork of small and larger fields, the latter being a consequence of intensive arable farming methods. These fields are interspersed with substantial blocks of woodland, particularly on ridge tops, and tree-lined field boundaries that collectively create an intimate and contained landscape around the village.

Aerial Photograph

3.3. To the north, a larger field pattern becomes more prominent and creates an open rolling landscape. This substantial framework of woodland, tall boundary shelterbelts and hedgerow-

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lined lanes contribute to a more remote rural character of the countryside to the west and southwest of Slip End.

The Site

3.4. The site is 20ha in area and is bound to the north by Church Road (B4540), to the west by the residential properties in Slip End on Summer Street, The Oaks and New Street. Front Street runs along the southwest boundary, while the entire eastern boundary is contiguous with the M1 motorway. Field access to the L&G land is restricted to a field gate on Front Street.

3.5. A power cable crosses the north-eastern corner of the site and the M1, with a single pylon being located within the field area near to Church Road.

Public Rights of Way

3.6. A public footpath dissects the field and runs from the edge of the settlement boundary, beside The Oaks, to a bridleway running the length of the eastern boundary, beside the motorway, linking Church Road with Front Street (see Appendix A, Figure 1).

Vegetation and boundaries

3.7. The site’s boundaries are framed by vegetation of varying heights and densities. A significant buffer consisting of tall trees and understorey hedgerow vegetation extends along the motorway boundary, which becomes more intermittent to the north where new bunding and noise attenuation fencing is located beside the realigned northbound M1 slip road. However, the widening works have left intact most of the existing tall highway vegetation within the L&G land on the Slip End side of the junction.

3.8. The Front Street and Church Road site boundaries beyond the settlement edge are lined with trees and hedgerows but where gaps occur glimpses into the site are possible, more notably in winter months. Along the Summer Street settlement boundary there is a well-established and continuous belt of tall trees within the L&G land.

3.9. Both sides of Front Street are lined by trees and hedgerows on the southern approach to Slip End although residential development runs along the road opposite the southern part of the site. To the north of Church Road, opposite the site, the northern side of the road is open allowing views over large fields to the north. Closer to the motorway bridge is a large area of woodland beside

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the road, which in combination with the vegetation on-site, encloses the road before passing under the motorway.

3.10. On the southern tip of the landholding is a remnant field located between the newly realigned Front Street road bridge over the M1 and the buffer belt of tall woodland on the eastern side of the main field area of the site.

Topography and Drainage

3.11. The high point within the landholding is at approximately 167m AOD along Front Street. The land then falls eastward to approximately 150m AOD at the low point in the north east adjacent to the M1, where the motorway is on embankment at the bridge over Church Road.

Heritage and Listed Buildings

3.12. There are a number of listed buildings with 1.5km radius of the site, the closest being the Church of St Andrew (Grade II), which is located on Church Road (B4540) opposite the northern boundary. Other listed buildings are mainly associated within the grounds of Luton Hoo with the main house being Grade I listed and the historic Parkland being Grade 2* registered.

Valued Landscapes

3.13. The ‘Value’ of a landscape or piece of land is often recognised by a designation at international, national or local level, which is incorporated into planning policies providing protection in the Development Plan. The National Planning Policy Framework advises that valued landscapes enhance the natural and local environment (para. 109), that protection should be commensurate with their status (para.113) and greatest weight should be given to conserving landscape and scenic beauty within areas of the highest status (para.115).

3.14. The value attached to an undesignated landscape also needs to be carefully considered and the evidence base for this can be found in local authority Landscape Character Assessments and Neighbourhood Plans. These documents establish the contribution smaller parcels of land make to an area or local community. Studies of the type undertaken in this Appraisal can also provide a more detailed examination of the immediate physical landscape attributes, historic, cultural, visual and sensory associations that may indicate a site has local value.

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Landscape Character Assessment

3.15. At a national level the site is located within Character Area 110: The Chilterns (as defined by Natural ’s National Character Profile). At a regional level the Central Bedfordshire Landscape Character Assessment (updated in 2016) provides a more detailed breakdown of local character. The site straddles two character areas (see Appendix A, Figure 3): • Area 12C: Slip End Chalk Valley – covers the majority of the site and extends from the eastern side of Junction 10 and runs northwards along the western side of the motorway; and, • Area 11B-Caddington-Slip End Chalk Dip slope – runs across a small section on the higher ground adjacent to Front Street and also includes the allotments.

3.16. The key characteristics of 12C: Slip End Chalk Valley area relevant to the site are: • 12C.1.1 - A medium-scale dry valley forming part of the chalk landscape defining much of southern Bedfordshire. Elevation ranges from 110m on the valley floor - 165m AOD on the crests. • 12C.1.2 - Dominated by primary road corridors: the M1 (including junction 10), A1081 as well as the secondary Newlands Road - all have a strong visible and audible presence. • 12C.1.3 - A number of pylon lines cross the landscape - running the length of the valley floor as well as extending up the valley sides. These dominate the skyline. • 12C.1.4 - Land use predominantly characterised by arable land but with some pockets given over to horse and cattle grazing. Fields are predominantly bound by short-flailed hedges and post and rail fencing. Hedges are both gappy and overgrown in places. • 12C.1.12 - The valley ridges are characterised by open arable fields, settlement edge of Slip End and the woodland/parkland landscape of Luton Hoo, occurring on the adjacent Chalk Dip slope landscapes (11b and 11c). • 12C.1.13 - There are some public rights of way crossing and lining the slopes of the valley – providing connections to the adjacent Chalk Dip slopes.

3.17. The key characteristics of 11B-Caddington-Slip End Chalk Dip slope area relevant to the site are: • 11B.1.7 - Views to Luton and the M1 from eastern part of the area – lighting, traffic noise and a major junction at Slip End. • 11B.1.8 - Settlement at Caddington and Slip End – both expanded modern post-war settlements on the plateau top. Caddington includes a village green and historic core centred around the church. Smaller linear development characterises the roads between these settlements.

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• 11B.1.11 - Pylon line running across the plateau forms a prominent vertical feature in open views. • 11B.1.12 - Busy roads cross the plateau, north south and east west. Rural lanes are generally not a feature - even narrow lanes are improved and urban in character.

Area of Special Character Policy

3.18. The neighbouring section of Slip End, including Summer Street, The Oaks and eastern side of Front Street, are included in a local Central Bedfordshire ‘Area of Special Character’ designation (Policy BE6) from 2004. The boundary of the designation slightly overlaps the settlement boundary to include only the tall boundary vegetation on the L&G land beside Summer Street as well as the end of the adjacent allotments on New Street.

3.19. This policy pre-dates the creation of the Central Bedfordshire local authority and is one of nine urban areas considered susceptible to development pressures as originally identified in the South Bedfordshire’s administrative district. The purpose of the designation was to prevent ‘town and village cramming’ because of restraints on development imposed by Green Belt policy on the main settlements. The specific purpose of BE6 is to avoid redevelopment that would change the character of urban areas through increases in residential densities, sub-division of plots, infilling, back-land or tandem development.

3.20. The policy does specifically recognise that in Slip End the lower density of development and spaciousness of large rear gardens in properties is not evident from the streets in the village. The aerial photograph of Slip End does also show large amounts of planting in the rear gardens backing onto the site along Summer Street and The Oaks, creating an increased level of screening in combination with the on-site boundary tree belt vegetation. (see Aerial Photograph at 3.2 above)

3.21. The policy is now dated and does not reflect current housing supply pressures on the Green Belt and settlement boundaries, which been assessed by the local authority with the publication of the ‘Central Bedfordshire & Luton Green Belt Study’ in July 2017.

Visual Amenity

3.22. The site lies between the motorway and the village edge, the distance varies in width between 170 metres, at its closet point, and 290 metres along the Church Road frontage (see Appendix A, Figure 1). The tall vegetation in and around much of the landholding contains the site from long distant

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views leaving it visually separated from the neighbouring countryside. This sense of containment is reinforced by the surrounding undulating topography and existing built form of the village.

3.23. There are no significant distant views out of the site but the wooded ridge of Luton Hoo is just visible on the skyline above the vegetation around the Junction 10 and 10A interchange and the Church Road bridge, where the planting on the new slip road embankment is still establishing and yet to reach full height. Some glimpsed views into the site are also possible through the small intermittent gaps in the boundary hedgerows but means potential visual receptors are located within a narrow zone of visual influence around the site.

3.24. The following photographs show typical views and visibility of the site, which were taken during May 2016 and March 2017, and illustrate the wider limited seasonal effects on views of the site during winter months:

3.25. A view from Church Road (B4540) looking towards the north-eastern site boundary with the new planting visible on the realigned M1 slip road embankment and the Luton Hoo ridge on the skyline beyond.

3.26. A view from Church Road (B4540) looking towards the tree-lined western boundary and the rear of properties along Summer Street.

3.27. A view from Front Street looking across the allotments towards the site with the Stockwood Park ridge on the skyline.

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3.28. A view of the bridleway that runs north to south along the eastern section of the site beside the M1 motorway boundary.

Landscape and Visual Sensitivity

3.29. The 12C: Slip End Chalk Valley recognises the influence of the strong urban fringe of Luton and that the M1 (junction 10) has a strong audible as well as visual presence. In the more sensitive parts of the character area the study suggests that any extension of Luton to the land north of Slip End should avoid impacts on the valley crests rather than ridge top locations like Slip End but does not provide an overall sensitivity rating for the character type. The LCA states in 1.14 (bullet 5):

“This revision no longer includes an overall sensitivity judgement for landscape character or visual sensitivity but identifies the key features and attributes which contribute to character and sense of place and which could be vulnerable to change.”

3.30. The long-term landscape strategy for the character area is to ‘enhance/renew’ and to ‘recreate’ lost features. The LCA suggests a focus on improving the condition of hedgerow boundaries to road corridors and enhancement of woodland with the specific purpose of mitigating the visual intrusion of the road corridors cutting through the valley. The scope for achieving these objectives is greatly limited by the removal of field hedgerows as a result of modern agricultural methods used widely in the area.

3.31. Where substantial new hedgerow and woodland planting has been established around the L&G landholding it has been implemented alongside improvements to the M1. The aim of the character type is also to resist further urbanisation and limit the extension of Luton. However, the recent large-scale improvements at Junction 10/10A and the introduction of a golf course into the grounds of Luton Hoo demonstrate that new works do not meet entirely the prescribed rural character, land use or landscape management objectives set out for the character area in the authority’s LCA.

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3.32. The division across the landholding between character areas 12C: Slip End Chalk Valley and 11B- Caddington-Slip End Chalk Dip slope is arbitrary, following a fixed contour rather than any distinguishable surface feature. The small western part of the site and adjacent allotments included in 11B-Caddington-Slip End Chalk Dip slope are on the extreme south-eastern tip of the character area and do not contribute to the major part of this character type, which extends westward from Front Street and the village edge. Therefore, the entire proposed development area, in character terms, should be treated visually and physically as part of Area 12C.

3.33. This Appraisal considers the L&G landholding and its immediate setting to have a lower landscape and visual sensitivity than the general character type because the rural qualities of the L&G site are greatly influenced by the proximity to Slip End and dominant presence of the M1 junction, along with the large ancillary earthworks, lighting and signage gantries.

3.34. The urban fringe influences are also reinforced by the orientation of the site towards the motorway, its enclosed nature and resultant physical and visual separation from the surrounding copuntryside. Consequently, the landholding is judged to have a good capacity to accommodate development.

Significance of Value of the undesignated L&G Landholding

3.35. The main planning designation associated with the L&G landholding is the Green Belt, which is considered in detail in the companion study to this Appraisal – the ‘Green Belt Review’. The landholding is not subject to any statutory landscape or environmental designation but saved policy BE6 does afford protection to the vegetation along the common Summer Street, The Oaks and New Street boundary. This policy sought to protect the urban character of Slip End and regarded only the tall tree screen on the L&G land as being essential to this aim, rather than the inclusion of the site as a whole.

3.36. The L&G site does not have any particularly distinguished landscape or visual attributes and its function as an arable field is common to the wider area. The boundary vegetation is attractive and adds to screening of the landholding and the M1 from the village. Although the boundary tree belts and hedgerows are a significant feature in their own right such vegetation is common to the local character of the area. The retention and enhancement of this vegetation in the scheme proposals recognises this local importance.

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3.37. The site does not have any local wildlife, archaeological, historic or cultural interests of particular note. The land is not valued for recreational activities other than the existing public footpath and bridleway crossing the site, which are protected in the scheme proposals. The site is not recognised for its perceptual qualities, notably wildness or tranquillity, being located beside the motorway, and the land has no noted associations with artists, writers or events in history to warrant the L&G land being considered a ‘valued’ landscape.

4. DEVELOPMENT PROPOSALS

4.1. The scheme layout would be designed to create a high quality residential led development that respects the character of the area and the existing built form of the village, as well as preserving the limited influence the L&G landholding and adjacent allotment area has on the local landscape character or visual amenity of the area. A Conceptual Landscape Strategy for the site has been produced for the proposed development (See Appendix B,Figure 4).

4.2. The proposals for the 20 hectare site would consist of predominantly 2-storey dwellings set within a strong landscape framework, of which 8 hectares would be dedicated specifically to providing a widened landscape buffer of up 100 metres depth along the entire motorway boundary to include all existing on-site vegetation, new informal recreational facilities and an equipped children’s play space

4.3. The allotment area would be used to create a village green and hub to the development with the allotment facilities relocated within the new scheme layout. A sustainable urban drainage system would also be incorporated into the green infrastructure in a series of landscaped swales and ponds to complement the appearance of the development and increase biodiversity.

4.4. The landscape buffers will increase the screening of the motorway and include new noise attenuation measures for the new development as well as benefiting the whole of the village.

4.5. The creation of substantial green corridors within the development along the main vehicular access routes and boundary buffers will enhance the character of the location, maintain and improve the rural approaches to the village for pedestrian and bridleway users, while encouraging connectivity to the adjacent countryside.

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5. POTENTIAL EFFECTS OF DEVELOPMENTS

5.1. The potential temporary and residual impacts of the proposed development and their significance are assessed at three distinct stages: 1. ‘During construction’ – when the changes on site are greatest and are likely to be most discordant. 2. ‘At Year 1’ - after completion of the scheme, with the benefits of the retained vegetation new planting and other landscape mitigation treatments combining to lessen or improve the potential effects on the character, appearance of the development and its setting. 3. ‘At Year 15’ – when the maximum benefits of the existing, new planting treatments and other mitigation measures would have established or matured and the significance of any remaining effects, if any, can be assessed.

5.2. The use of a ‘greenfield’ site for residential development will permanently alter its character and appearance. During the construction period the on-site activities will be the time when any effects, particularly those for surrounding visual receptors will be most noticeable and adverse although this period is both temporary and of short duration. However, the retained boundary vegetation and mature woodland vegetation on the eastern boundary should provide a high degree of visual mitigation. It should also be possible with the proximity of the site to the M1 spur road at Junction 10A to direct construction traffic away from the village.

5.3. In the first year after completion the benefits of the landscape treatments will be in an embryonic stage. However, the new green access corridors and landscape buffers to the development will be evident and usable for recreational activities. At this stage, the Landscape scheme should already have a positive effect on the perception of the development and experience of using the site.

5.4. At this time, the limited visual envelope will remain, the existing and new landscape treatments will help provide a reduction in the effects on adjacent properties by softening or screening the profile of the new dwellings. The lighting associated with the development will be designed to the latest technological standards and minimise light spillage. The landscape buffers will enhance the sense of separation with the motorway junction and respect the visual qualities of the wider countryside character.

5.5. By Year 15 the scheme should be regarded as an established and integrated part of the local area. All landscape treatments will have reached a level of maturity that maximises the external appearance of the development in a positive manner, complements the setting and neutralises

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any long-term negative effects on the wider setting or the visual receptors immediately adjacent to the development in Slip End. The dense boundary planting around the development and new green infrastructure will ensure the scheme complements the appearance of the adjacent residential area and continues to provide a range of recreational activities for new and existing residents in the Slip End and Pepperstock to enjoy.

5.6. The recently planted motorway vegetation beside the site would also have reached maturity and provide a significant additional contribution to the screening along the common boundary for the site and other parts of the village.

6. CONCLUSIONS

6.1. The L&G landholding and adjacent allotments included within the development site are not located within any statutory or non-statutory landscape designation intended to protect the character and visual qualities of the area. In addition, the arable field to be used for the proposed residential development does not contain any landscape, conservation, recreation or cultural attributes to warrant its definition as a locally valued landscape. The allotments will be relocated within the development. Therefore, the weight to be given to the protection of the land should be commensurate with this lower landscape status and the hierarchy set out in the NPPF.

6.2. The site is located within a well-managed rural landscape but the proposed development land is considered to be of a lower sensitivity than the wider character area in which it is located and possesses a greater capacity to accommodate development than the overall character area. This is because of its position sandwiched between the existing settlement edge of Slip End and the M1, as well as the urbanising influence both have on the site, particularly the significant engineered structures, traffic movement, bunding and lighting associated with the motorway and Junction 10.

6.3. The village and surrounding countryside does lie within Green Belt, which imposes restrictions on residential development in open countryside beyond existing settlement boundaries. A companion study to this Appraisal has been specifically undertaken to review the purposes of the designation and openness as a spatial and visual exercise. This companion Green Belt study has also come to the similar conclusion on landscape character in that the high level of existing and future enclosure means that the proposed development would not have any significant adverse residual effects on the character, appearance or integrity of the wider adjacent countryside.

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6.4. Although the perimeter of the landholding is included within the edge of a local ‘Area of Special Character’ around the eastern side of Slip End, the policy was originally devised to prevent cramming, infilling and back-land development because of the constraints of the Green Belt. The policy is dated, if not out-dated, and its purpose is solely to protect the urban characteristics of the existing built form of Slip End rather than its rural setting or the site. The proposed development on the L&G land and allotments would retain and enhance the tree belt included in the policy along the common boundary with Summer Street, and reinforce the screen benefits for adjacent dwellings in the village.

6.5. The local topography, blocks of vegetation in and around the site, the built form of the village and the bunding around the M1 all provide screening to retain the narrow zone of visual influence of the site and limit any effects on the visual amenity of the immediate area. Any adverse effects would not only be limited and short-term but also only be experienced from a comparatively small number of adjacent properties, public roads and rights of way within a confined visual envelope in the immediate vicinity of the proposed scheme.

6.6. The scheme proposals would provide the opportunity to create a high quality residential development that will complement and respect the settlement pattern of Slip End as well as provide a new focal point within the village. The boundary reinforcement treatments will collectively create an attractive edge to the development and an enduring new settlement boundary to the eastern edge of the village. Development of the L&G landholding and the allotments would not compromise the aims of the Neighbourhood Plan in preserving the existing separation between the settlements of Slip End and Caddington.

6.7. The landscape treatments and green framework are integral to the development proposals. They will reinforce the significant retained site vegetation and soon mature into an attractive external environment. The green infrastructure will enhance biodiversity and include a range of recreation and play facilities that are capable of being enjoyed by the whole community with improved links to the village and surrounding footpath and bridleway network.

6.8. Whilst recognising the change of land use will permanently alter the appearance of the site, the topography and landscape features combine to ensure development could occur without detriment to the character and visual amenity of the wider setting. The site is well located beside the existing settlement boundary and in landscape and visual terms, development of this land

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would also be preferable to the use of other local areas of countryside of greater landscape and visual value or sensitivity.

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APPENDIX A

2728-RE-01-JHDA Land at Slip End, Luton APAL FILE REFERENCE 2728-AS-04

North

LEGEND

Site Boundary

Rev Description Date Drawn Checked Drawing Status PLANNING

The Factory, 2 Acre Road, Kingston upon Thames, Surrey KT2 6EF T 020 8549 3434 www.allenpyke.co.uk KINGSTON UPON THAMES • CAMBRIDGE A registered practise of the Landscape Institute

Client Scale Legal and General NTS@A3 Project By/Ckd Land at Slip End AC/DA Drawing Title Date Site Location 29/08/17

Figure Number: Revision 0 100 500m Figure 01 A APAL FILE REFERENCE 2728-AS-06

North

LEGEND

Site Boundary

District Boundary

Central Bedfordshire Local Plan 2004

Green Belt GB1

Area of Great Landscape Value (AGLV) NE3

County Wildlife Sites NE7

White land GB4

Area of Special Character BE6 3 M1 Widening T12,T13

Dacorum Borough Council Landscape Character Assessment 2004

Green Belt, Policy 4 7

Transport-M1 widening-T1 6

Luton Borough Council

5 Area of Local Landscape Importance ENV2

Other Site of Nature Conservation Importance ENV5 Stockwood Area - Action Area SA1 4 Capability Green Employment Area EM2 1 Heritage

Luton Hoo, Park and Rev Description Date Drawn Checked Garden - Grade II* Drawing Status PLANNING 1 Listed Buildings The Factory, 2 Acre Road, Kingston upon Thames, Surrey KT2 6EF 2 1) Gates flanking walls and railings T 020 8549 3434 at London Road Lodge (New Lodge) www.allenpyke.co.uk KINGSTON UPON THAMES • CAMBRIDGE Grade II A registered practise of the Landscape Institute 2) Pepsal End Manor-Grade II

3) Church of St Andrew -Grade II Client Scale 4) Luton Hoo Garden Centre-Grade II Legal and General NTS@A3 5) Luton Hoo Stables - Grade II* 6) Garden Houses and retaining walls Project By/Ckd to terraced gardens - Grade I Land at Slip End AC/DA 7) Luton Hoo - Grade I Drawing Title Date Planning Designations 29/08/17

Figure Number: Revision 0 100 500m Figure 2 A APAL FILE REFERENCE 2728-AS-05

North

LEGEND

Site Boundary

District Boundary

Central Bedfordshire Landscape Character Assessment 2015

12D: Lea Chalk Valley

11C: Luton Hoo Chalk Dipslope

12C:Slip End Chalk Valley

11B-Caddington-Slip End Chalk Dipslope

Dacorum Borough Council Landscape Character Assessment 2004

126 Ridges and Valleys

127 Pepsal End Slopes

Rev Description Date Drawn Checked Drawing Status PLANNING

The Factory, 2 Acre Road, Kingston upon Thames, Surrey KT2 6EF T 020 8549 3434 www.allenpyke.co.uk KINGSTON UPON THAMES • CAMBRIDGE A registered practise of the Landscape Institute

Client Scale Legal and General NTS@A3 Project By/Ckd Land at Slip End AC/DA Drawing Title Date Landscape Character 29/05/17 Areas Figure Number: Revision 0 100 500m Figure 03 A Allen Pyke Associates

APPENDIX B

Land at Slip End, Luton: Landscape Appraisal Final APAL Ref: 2728-RE-01-P4 2 Legend

Stockwood Park Site boundary

Existing hedgerow and boundary vegetation reinforced Existing woodland / Church Road Tall Tree Belt Proposed Landscape Buffer Newlands Road Green access corridors

Proposed native hedgerow and tree planting in POS 2 Public Right of Way (PROW) New Footpath

1 3 Green Focal Points M1 Elevated viewpoints

4 1 Development parcels Summer Street Open Space

Proposed Landscape Buffer The Oaks 5 Junction 10

Village Green 6 and Play Area SLIP END New Street 7

Front Street

PEPPERSTOCK

0 10 50 100m

Client: 100 Landscape • Urban • Environmental Land at Slip End Legal and General Holdings

The Factory, 2 Acre Road, Kingston upon Thames, Surrey KT2 6EF Drawing Number: Date: Revision: T 020 8549 3434 www.allenpyke.co.uk 2728-SK-02 29/08/17 B KINGSTON UPON THAMES • CAMBRIDGE Fig 04- Landscape Strategy Scale: Drawn by/ Chk: NTS @ A3 AC/DA