BEDFORD BUSINESS PARK at Land South of Bedford DESIGN AND ACCESS STATEMENT OCTOBER 2018 BEDFORD BUSINESS PARK 1 Bedford Business Park sits strategically in an excellent location to address a number of Bedford “council’s key employment and growth objectives – and sits as a spine of employment and innovation that could knit a number of other strategic sites employment sites together – creating a hub of innovation and commerce at the very centre of the Oxford Cambridge arc... ” 2 CLOUD WING UK GSA 1.0 INTRODUCTION 1.1 Introduction Bedford Business Park represents a unique opportunity to provide much needed employment for both the local and wider area within a high quality landscape setting. This document sets out the overarching principles that should guide the development of this site. The indicative parameter plans illustrate how the appropriate allocation of land and defined uses will ensure that a sustainable, complementary, strategic extension to Bedford can be achieved. This Design and Access Statement (DAS) accompanies an Outline Planning Application (‘the Application’) dated October 2018. The Application seeks planning permission for an employment-led mixed-use redevelopment of the land at Bedford Business Park (‘the Site’) in the Bedford Borough Council District. The Application is submitted by Cloud Wing UK (‘the Applicant’). The Application is for Outline Planning Permission (with all matters reserved other than access). This DAS has been prepared by GSA on behalf of the Applicant. The document has been based on the Proposed Development Schedule, the Parameter Plans and other drawings to be approved. The Design & Access Statement is one of a number of supporting documents for the Outline Planning Application. It should be read in conjunction with the following supporting documentation: • Planning Statement • Landscape & Visual Impact Assessment • Transport Assessment • Ecology Report & Tree Survey • Environmental Impact Assessment • Flood Risk Assessment & Drainage Strategy • Archaeology Report Background: The Proposed Development requires a large number of physical changes to the Site which constitute development, and for which planning permission is required. The purpose of the Design & Access Statement is to explain the design proposals and to illustrate how the design has evolved. The Proposed Development: This statement has been prepared in support of an application which seeks outline planning permission, (with all matters reserved other than access), to create a new Bedford Business Park comprising a mix of B1, B2 and B8 uses supported by ancillary ‘A’ class uses and associated infrastructure open space and Landscaping. The key aspects are: • Business (B1) – 257,136sqm • Manufacturing (B2) – 233,360sqm • Storage & Distribution (B8) – 289,284sqm Retail (A1), Restaurant/Café (A3), Pub (A4), Takeaway (A5) – 600sqm • N • New road infrastructure including crossing of the railway line • Open space, green infrastructure and landscaping. Aerial image with site red line boundary 6 CLOUD WING UK GSA 1.0 INTRODUCTION 1.2 Site location Bedford Business Park is a combination of three land parcels, together measuring approximately 221.84ha. The proposals will deliver a sustainable employment Bedford development in a strong strategic location for jobs creation. The site is adjacent to the small village of Kempston Hardwick, which consists of a Elstow few residential dwellings, a Gypsy and Traveller Site, and some commercial uses. closed in the 1980’s. The structures, apart from one outbuilding were demolished, but the hardstanding and a clay pit remain. The second land parcel is the land south of Manor Road, east of the railway line (2). The third land parcel is the land west of 1 railway line (3). The site is located approx. 4.5 miles south of Bedford town centre, the county town Wootton of Bedfordshire. Bedford has good range of town centre amenities and regular direct, fast rail services to London, Brighton and the Midlands. Kempston Hardwick Station is located directly adjacent to the site. It provides approximately hourly services into Bedford on the Bedford to Bletchley line. Wixams There is also an intention to provide another future railway station at The Wixams (to the east of the site). It is anticipated that this would provide connections via the 3 Midland Main Line. 2 Kempston Hardwick The site enjoys many useful road linkages including close proximity to the A421 and Wilstead boundaries that currently run along Ampthill Road, Bedford Road, Manor Road and Broadmead Road, from which potential vehicular site access points may be possible. The A421 provides dual carriageway access to the M1 at Junction 13, and the A1. The 42 bus service between Bedford, Ampthill and Flitwick currently runs alongside the site. The FL8 service connecting Maulden, Houghton conquest and Bedford also serves this area. Two public right of way (PROW) footpaths cross the land south of Manor Road. Stewartby Another PROW lies along the northern boundary of the Kempston Hardwick Brickworks parcel. Part of the path occurring within the site boundary. These routes will be retained and enhanced with additional routes and connections for pedestrians Houghton and cyclists. Marston Conquest Moretaine Site Water bodies Developed areas / towns and villlages Primary vehicular routes N Woodlands Local roads Open green space Area context - site connectivity to neighbouring areas BEDFORD BUSINESS PARK 7 1.0 INTRODUCTION 1.3 Site context 1. Marsh Leys Industrial Park 2. Woburn Road Industrial Estate The site is located within the proposed strategic Marston Vale Community Forest area. It also forms part 3. County Wildlife Site 2 of the Clay Vales: North Marston area. The immediate context of the site is defined by a post-industrial 4. Midland main line railway Attenuation Ponds landscape, containing retained and drained clay pits, re-used and derelict industrial buildings, remnant 5. Bedford to Bletchley railway landscape features, major arterial roads and two adjacent railway lines running into Bedford. Through 6. Existing waste management site 7. Future Wixams station proposals such as Bedford Business Park the area is finding a positive new post-industrial identity for the 8. Kempston Hardwick station 21st century. 9. A421 10. Residential area under construction at Wixams Former Kempston Hardwick brickworks north of Manor Road 11. Wootton 12. Scheduled monument / moat The former Kempston Hardwick Brickworks parcel is the northernmost of the three land parcels. The 13. Manor Rd housing Distribution / 14. Pub Employment western boundary of this parcel is the railway line into Bedford, and a drainage channel that forms a 15. Kempston Hardwick industry / employment tributary of the River Great Ouse. Immediately to the west are a series of large distribution warehouses, 16. Cement factory and associated parking. The northernmost tip of this parcel is bounded by the busy A421. 1 16 The northeastern boundary zigzags around some existing water features, formed during the recent works to the A421 and construction of the adjacent Marsh Leys Industrial Park. The north eastern part of the site is currently open agricultural land. 9 The eastern part of this parcel contains a former clay pit. There is a band of existing trees along this edge 11 forming a buffer between the site and the B530 (Ampthill Road). To the south east is an existing concrete works (in use) and a place of worship (Glory and Fire Ministries). Directly to the south-east is a county 3 wildlife site, containing former clay pits. 8 Kempston Hardwick Railway station forms the south-west corner of the site. The southern boundary Open Fields is defined by Manor Road and an existing vehicular level crossing. This edge currently has a deciduous 13 hedgerow in places, and a red brickwork wall in others. A short row of houses backs onto part of this 12 boundary. To the south-east is a scheduled ancient monument – a historic moat. Land south of Manor Road, east of the railway line 7 5 This is the southernmost land parcel, currently in agricultural use. The northmost point of the site is adjacent 10 to Kempston Hardwick Railway Station. The western boundary of this parcel is the railway line into Bedford. 15 14 Immediately to the west is an area of agricultural land and the Owen land parcel. The land is almost flat. Industry / The northern boundary is formed by Manor Road. It has a line of trees and existing hedgerow. Adjacent to Employment the site, at the north-east corner are industrial / employment sites, including the BCA Bedford car auction 6 site. 4 Directly to the east is a county wildlife site on the site of the former Coronation clay pit. There is an area of existing tree cover along part of this boundary. Broadmead Road is directly to the south. To the south-west County Wildlife is a waste management site that may in the future be remediated to become a country park. Site / Waste Management Site Land west of railway line 3 This is the westernmost parcel of land. The eastern boundary is formed by the railway line into Bedford. To the north is an existing hedgerow and agricultural land. To the west is the A421. To the south is a waste management site that may in the future be remediated to become a country park. 8 CLOUD WING UK GSA 1.0 INTRODUCTION 1.4 Planning context The proposed development will be a highly sustainable and will deliver approximately 15,000 new jobs, reclaim a Brownfield site (the former Kempston Hardwick Brickworks) and deliver important new road infrastructure including a bridge crossing of the railway line between Stewartby and Kempston Hardwick Stations. The site is not allocated for development within the current adopted Local Plan nor is it a proposed allocation in the emerging Local Plan to 2035. However, this is because it is the Council’s strategy not to specifically allocate any land for employment development in the coming plan period. Rather it will consider individual planning applications which come forward for strategic new employment proposals in the context of emerging Policy 75S.