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5 / HOUSING

HOUSING POLICIES

Policy H1 Provision of housing land

Policy H2 Britannia Iron Works

Policy H3 Austin Canons

Policy H4 Land at Ford End Road

Policy H5 College Street, Kempston

Policy H6 Biddenham Loop

Policy H7 Land west of Kempston

Policy H8 Land north of Bromham Road, Biddenham

Policy H9 Land at Shortstown

Policy H10A Land north of Brickhill

Policy H10B Land north of Norse Road

Policy H11 Land south of Fields Road, Wootton

Policy H12 Land north of Fields Road, Wootton

Policy H13 Land off Rousbury Road, Stewartby

Policy H14 Elstow Storage Depot

Policy H15 Land off Northampton Road, Bromham

Policy H16 Bromham Hospital

Policy H17 Clapham Folly

Policy H18 New Road, Great Barford

Policy H19 Land at Yelnow Lane, Sharnbrook

Policy H20 Land south-east of Sharnbrook Upper School

Policy H21 Land between A6 and Luton Road, Wilstead

Policy H22 Land off The Meadway, Harrold

Policy H23 Housing in Second Order villages

Policy H24 Residential development in SPA villages

Policy H25 Important open space

Policy H26 Housing in the open countryside

Policy H27 Agricultural workers’ dwellings

Policy H28 Replacement dwellings in the open countryside

Policy H29 Extensions to dwellings in the open countryside

Policy H30 Local needs housing in rural areas

Policy H31 The provision of affordable housing

Policy H32 The mix and range of housing type and size

Policy H34 Mobility housing

Policy H35 Gypsy sites

Policy H36 Winter quarters for travelling show people

Policy H37 Mobile homes

Policy H38 Changes to existing dwellings and the development of garden land

Policy H39 Loss of residential stock

INTRODUCTION

5.1 Housing is a major development activity and the main determinant for change in the Borough. In addition, major housing developments must be accompanied by supporting infrastructure provision. The role of the Local Plan is to ensure that the supply of housing land meets strategic requirements, the needs of Borough residents and is provided in the best locations. The design, character and amenity of residential areas are equally important and the plan’s policies seek to ensure that in existing areas, character and amenity are maintained and enhanced, whilst for new areas they promote higher standards in layout and design.

KEY ISSUES

5.2 This chapter addresses the following key issues:

  1. In the Local Plan period to 2006 new housing land must be provided to meet both the target set out in the Structure Plan 2011and the needs of the Borough’s residents.

  2. Living more sustainably involves giving consideration to locating development in such a way as to preserve greenfield land, reduce trips and make best use of existing and proposed infrastructure. The Structure Plan 2011 and the Borough Strategy (Chapter 2) set out a broad framework for how this can be achieved. Thus specific sites are identified to accord with the development strategy focusing on the need to bring forward enabling infrastructural improvements. However, it is not expected that the full development capacity of such sites will necessarily be achieved within the Plan period. Some development is phased in order to bring it in line with infrastructure provision and to ensure a steady supply of land consistent with needs.

  3. The Local Plan has a key role to play in securing affordable housing. In order to do this the plan must give a clear indication of what housing need exists and set appropriate targets for meeting it.

  4. Existing residential areas are often under pressure for change, through change of use or different types of occupation. The plan needs to protect the character and amenities of these areas and guard against inappropriate development.

  5. Careful design and layout of new houses and housing areas is essential. The plan needs to ensure that its policies and proposals make a positive contribution to creating safer, more energy efficient, more accessible and better designed housing areas which add to the variety in the housing stock.

HOUSING SUPPLY

5.3 The scale of housing allocations to be made by this local plan have been determined on the basis of requirements set out in Regional Guidance and the County Structure Plan.

BEDFORDSHIRE COUNTY STRUCTURE PLAN

5.4 Regional Planning Guidance (RPG 9 March 1994) provides the basis for determining the amount of land for housing which is to be provided in Bedfordshire as a whole. For the period 1991 to 2006 the figure is 37,000 dwellings. This requirement is apportioned by the Bedfordshire Structure Plan 2011 Policy 32 which indicates a requirement for Bedford Borough of 11,700 dwellings between 1991 and 2006, and a further 4,500 to 2011 totalling 16,200 over the full twenty year period.

5.5 The Structure Plan (Policy 33) expects that broadly speaking, the 16,200 dwellings to be provided between 1991 and 2011 will be distributed as follows; 8,900 in and adjoining the urban area of Bedford/ Kempston and 4,500 in the south west of Bedford strategic corridor. These figures are intended to act as general indicators of the amount of provision which is to be made in those areas which have been given strategic priority. The number of dwellings remaining after contributions from these areas have been maximised is viewed by the Structure Plan as a residual to be located elsewhere in the Borough.

5.6 Within the priority areas two strategic locations are identified one west of Bedford and the other at Elstow Storage Depot. The Structure Plan (Policy 33) states that 2,700 dwellings (as part of the urban requirement) will be provided in the strategic location west of Bedford; however 550 of these are accounted for by existing commitments at Biddenham Loop and Biddenham Deep Spinney. A total of 4,500 dwellings are to be provided (as part of the strategic corridor requirement) on a site focused on Elstow Storage Depot. It should be noted however, that Elstow Storage Depot is only partly within Bedford Borough’s area. The strategic allocation is to be split between the Borough and Mid-Bedfordshire District and its development guided by a brief which has been prepared jointly by the authorities.

Table H1

Summary of Structure Plan 2011 Proposals

Bedford Borough Allocation

Dwellings

1991-2006

11,700

2006-2011

4,500

Total Allocation 1991-2011

16,200

of which:

Strategic Allocations (1991-2011)

 

West of Bedford

2,700

Elstow Storage Depot

2,250

5.7 Table H2 shows the progress that had been made towards meeting the requirements set down in the Structure Plan 2011 at 31 December 1998 taking into account the number of dwellings which have been completed since 1991, planning permissions which remain outstanding and previous Local Plan allocations without planning permissions. The completions figure is a net figure (the total number of dwelling completions minus the number of dwellings lost). The table assumes that unidentified sites (windfall) will contribute 525 units (75 units per year) to the housing supply over the remainder of the local plan period. When this contribution is taken into account the balance to be allocated to 2006 is 3,914.

Table H2

Progress towards meeting Structure Plan 2011

Structure Plan 2011, for the period 1991-2006

11,700

Less Net Completions 1991 – 1998

5,004

Outstanding Planning Permissions at 31/12/98

1,890

Adopted Local Plan Allocations

154

Estimated future supply from unidentified sites (windfall)

525

Known Sites#

324

Non implementation

-111

TOTAL

7786

 

Balance to be allocated to 2006

3914

# At the base date of this table (31/12/98) the following sites were included on the basis that they were expected to bring forward the following capacity:

Silver Jubilee School 78, Kingsway 44, Caves Yard, Kempston 30, Miller Road 112, Ford End Road (Opportunity Site 12) c60. With the exception of Ford End Road all the sites now have planning permission. The adopted Queens Park East Development Brief includes the Ford End Road site.

WINDFALL

5.8 The inclusion of an allowance from unidentified sites reflects the fact that it is not possible to identify every site which will come forward in the plan period. Thus an allowance is made to take into account additional dwellings created by small infill development, changes of use and the net effect of residential conversions. The allowance of 525 units (or 75 units per year) over the remaining plan period from such windfall sites is based on monitoring during the early part of the plan period. Between 1991 and 1997 the average was 85 completions per year arising from previously unidentified permissions. An allowance of 75 units per year is considered prudent to take account of the likely decline in the supply of such sites arising from the definition of Settlement Policy Areas for the first time and to ensure that plan objectives to maintain the character of existing settlements and prevent town cramming can be met.

PROPOSED HOUSING PROVISION

5.9 The role of the Local Plan is to identify the housing land needed to meet the shortfall identified in table H2 in accordance with the development strategy of this plan and to create the conditions to facilitate its delivery. In view of the considerations set down in the strategy, not least the need to ensure that development can be assimilated in a sustainable manner and to enable the necessary infrastructure to be brought forward, the Borough Council identifies additional sites for housing development having a ultimate physical capacity to provide in the order of 6,349 new dwellings.

POLICY H1
The Borough Council identifies housing development sites on the Proposals Map and as listed in table H3 these having an ultimate physical capacity to provide in the order of 6,349 new dwellings.

5.10 It is acknowledged that this allocation of sites exceeds that required by the Structure Plan and implies a rate of construction beyond that achieved in recent years. This scale of provision is considered both prudent and necessary in the light of the following:

  1. In order to meet the requirements of the Structure Plan 2011. Policies 1 (development strategy) and 33 (strategic allocations) in combination, provides the Borough Council with little discretion in determining where development shall occur and the degree of reliance needing to be placed upon the early/prior provision of infrastructure;

  2. To provide clarity and certainty to facilitate investment and the actual delivery of new homes. In the absence of government funding, the development of key sites is dependent upon major private sector investment in the provision of essential infrastructure (eg the Western Bypass, A6/A428 Link and A421 improvements) and it would be self-defeating for the Local Plan to create artificial obstacles to the implementation of such projects. In this context, it has been acknowledged that an integrated approach to the provision of infrastructure and housing is the most sustainable way forward. This approach is embodied in the Structure Plan and the Local Plan strategy, but does impose heavy initial costs upon landowners and developers. Thus the costs of developing these sites must be spread over the entire development and the LPA needs to be in a position to issue planning permissions which will underwrite the capital investment required, unfettered by the likely pace at which such sites can be built-out and academic plan periods.

  3. To ensure a continuity of land available for housing development throughout the plan period and beyond. In the context of historic completion rates, the scale of key housing sites implies that their construction will extend beyond the Plan period. Such a continuity of supply should provide confidence to the house building industry; provide a sustainable, integrated approach and; underpin the direction and focus of the subsequent local plan. This approach will create a more fluid framework that respects the plan end date, but clearly acknowledges that the process of development and investment inevitably transcends such considerations.

5.11 For these important reasons the Borough Council recognises that there is a distinction between the likely contribution that sites will make towards 2006 development requirements and their ultimate capacity. The actual pace of development achieved in future years will be determined by market conditions and the speed with which the required infrastructure can be put in place. The Borough Council does not anticipate that the full capacity of all identified sites will be realised within the Plan period. However a figure slightly in excess of 11,700 dwellings might be achieved. Any excess achieved over and above that required by virtue of the Structure Plan by 2006 would contribute towards meeting the 2011 target.

5.12 On this basis, the Local Plan designates the following sites for residential development.

Table H3

Housing Development Sites

Ref: Site

Urban Sites

Net Developable Area

Site Capacity in Dwellings

H2

Britannia Iron Works

5.50

180

H3

Austin Canons

0.85

25

H4

Ford End Road (construction complete)

0.48

# 0

H5

College Street

0.54

20

Sites Adjoining the Urban Area

H6

Biddenham Loop

n/a

1450

H7

Land West of Kempston

28.50

730

H8

Land North of Bromham Road

35.10

900

H9

Shortstown (west of A600)

Shortstown (east of A600)

6.59

170

260

H10a

North of Brickhill

12.05

400

H10b

North of Norse Road

6.54

200

Sites within the Strategic Corridor

H11

Land North of Fields Road Wootton

17.50

450

H12

Land South of Fields Road Wootton

## 17.70

### 340

H13

Stewartby

12.85

330

H14

Elstow Storage Depot

Land at Canons Close Wootton

n/a

n/a

#### 375

9

Sites within First Order Villages

H15

Land at Northampton Road Bromham

2.00

45

H16

Bromham Hospital

n/a

65

H17

Clapham Folly

6.66

170

H18

New Road Great Barford

1.16

25

H19

Yelnow Lane Sharnbrook

1.16

25

H20

Clay Piece Sharnbrook

2.00

45

H21

Luton Road Wilstead Pavenham Road Oakley

2.23

50

14

Sites within Second Order Villages

H22

Meadway Harrold (previously allocated)

1.80

# 0

H23

Various Village Sites

n/a

##### 71

Total

   

6349

Provision 1991-1998 (from Table H2)

 

7786

Total

   

14135

# The dwelling capacity of these sites is included within Table H2 and are shown here as 0 to avoid double counting.

## Includes the area of housing allocated by virtue of 1993 Local Plan

### Excludes 114 dwellings allocated by virtue of 1993 Local Plan

#### The County Structure Plan indicates that the Elstow Storage Depot has an ultimate capacity of 4,500 dwellings by 2011 split between Bedford Borough and Mid Beds District Council areas.

##### Village sites: Cardington 5, West End Lane Elstow 3, Swineshead 2, Riseley 4, Stagsden 6, Upper Dean 2, Willington 5, Cotton End 25, Roxton 5, Turvey 14.

NOTE: The base date of this table is 31/12/1998. As at 31/10/2002 planning permission had been granted on the following sites: H5 College Street (30), Shortstown, west of A600 (240), Cannons Close, Wootton (9), H16 Bromham Hospital (65), H17 Clapham Folly (263), H19 Yelnow Lane, Sharnbrook (Outline), H20 Clay Piece, Sharnbrook (45), H21 Wilstead (86), H22 Meadway, Harrold (Outline), Roxton (8), Turvey (16), Riseley (2).

5.12a As and where appropriate the Borough Council will use conditions attaching to outline planning permissions and/or legal agreements to achieve a satisfactory rate of development and the timely provision of infrastructure in accordance with Policies S9, and H2 to H22 consistent with strategic and community needs.

5.12b The strategic component of the overall allocation made by this Local Plan is highly significant and this factor is material in the monitoring of housing land supply both now and in future years. Government advice is clear on the primacy of the development plan and it would be entirely inappropriate for arithmetic calculations in the context of specific site proposals to be used to undermine or frustrate policies and proposals within up to date and adopted plans, the achievement of which is to be secured within the plan period.

5.13 It has been customary to express the development capacity of sites identified in local plans in terms of so many dwellings per hectare. Such notional densities have had undue influence on development control decisions and in combination with other factors resulted in an unfortunate uniformity in layout and dwelling size. In view of the increased significance of design matters as signalled by the Secretary of State, and the preparation of local design guidance, a more context sensitive method has been employed to assess site capacities.

5.14 The capacity of specified sites is calculated with regard to the key principles for each site set out in policies H2 to H22, policies concerning design and estate layout and other matters. These are used to define net developable areas. The net developable area represents the proportion of the site which remains after the land taken up by structural landscaping and other policy requirements has been subtracted from the gross site area. The net developable area does however include the land which will be required for the provision of internal roads and for amenity and play space as specified in policies LR15 to LR17. In accordance with policies H32 and BE35 the Borough Council will expect each site to reflect an appropriate mix of dwelling sizes having regard to its context. In order to calculate a site capacity for land supply purposes therefore, assumptions have been made about potential housing mixes for each site. The actual capacities of individual sites will be determined as part of the development control process and may therefore be subject to variation.

Villages

5.15 The figure in Table H3 for Second Order village sites is a total figure for those small sites which have been identified within those Settlement Policy Areas as shown on various insets to the Proposals Map. In each case the capacity is based on an individual site assessment which takes into account the form and character of the site rather than its physical size. Proposals affecting First Order villages are referred to individually by site in the table and by policy.

Material Considerations

5.16 Thus proposals listed in table H3 should be regarded in the context of other policies of this Local Plan and specifically policies H2 to H22 which deal with the nature of development of individual sites. Developers of land should also be aware that planning applications will be considered in the context of the principles of sustainable development, and may generate the need for social, educational and other forms of infrastructure provision and the need for archaeological investigations to be carried out. Sites H2, H3, H6, H7, H8 and H15 are partly within the floodplain. This will have to be taken into account when any development proposals are brought forward. Developments will also be expected to contribute to the provision of affordable/mobility housing in accordance with Policy H34. Where necessary and appropriate any such matters will be required to be secured by way of legal agreements, and linked using pro-rata arrangements with the actual progress of the development and where a site is part of a more comprehensive scheme.

HOUSING SITE DEVELOPMENT POLICIES

5.17 To ensure that landowners, developers and other interested parties are provided with clear guidance as to how the Borough Council intends that identified sites shall be developed, each site proposal comprises a policy that sets out the key principles that should be incorporated in planning applications and as necessary and appropriate in any associated undertakings. For some sites mainly within the urban area, the policy is accompanied by a sketch plan that illustrates the spatial implications of key principles. In all other cases these are shown on the Proposals Map (insets). In addition a number of identified sites are the subject of development briefs that have been formally adopted or are in course of preparation.

5.18 The Borough Strategy sets the pattern for development and distinguishes between the urban area, strategic corridors, First Order and Second Order villages and the balance of the rural area. This structure is followed in this part of the housing chapter.

HOUSING SITES WITHIN THE URBAN AREA

5.19 The provision of additional housing in and adjoining the urban area forms a main element of the Borough Strategy. In addition to allocating the urban sites listed in table H3 and detailed in policies H2 to H23 below, a number of the sites identified as Opportunity Sites have housing potential and are described in Appendix D.

POLICY H2
Britannia Iron Works – key principles of development include:
i) the provision of vehicular access from Kempston Road with associated on and off-site highway improvements as required by the highway authority;
ii) the restoration and integration of the ‘listed’ gateway and the railings into the development;
iii) footpath/cycleways – the extension of the riverside route and the creation of new links to Kempston Road – including a new river crossing for cyclists and pedestrians;
iv) in terms of urban design, the scale and orientation of buildings, their detailing and materials is important and should make a positive contribution to the quality of townscape in acknowledgement of the prominent location of the site and its relationship with the river;
v) a new pocket park provided in association with and linked to iii] plus additional open space on the site;
vi) major structural landscaping to mark the approach to the town centre, and the riverside location;
vii) satisfactory treatment of soil contamination prior to development and measures to attenuate noise nuisance from rail corridors;
viii) in accordance with policy H31 the Borough Council will negotiate for affordable housing to be provided on this site.

5.20 It is understood that the health authorities may be looking to extend the services and/or facilities at South Wing Hospital, and that part of the Britannia Iron Works is being considered for such purposes. The Borough Council is of the view that a comprehensive residential development incorporating elements of hospital usage could comply with the key principles set out in Policy H2.

POLICY H3
Austin Canons – key principles of development include:
i) the provision of vehicular access to Bedford Road in association with on and off-site highway improvements as required by the highway authority also to secure access for the special school and the ambulance station;
ii) a comprehensive scheme for the whole site incorporating the retention and restoration of Austin Canons House and proposals for its reuse;
iii) the retention of trees on site;
iv) extensive planting on the northern, western and eastern boundaries to integrate the development into the riverside environment;
v) the provision of a pedestrian/cycle link from the north of the site to Queens Bridge and contributions to the improvement of the footpath west of Queen’s Bridge on the south side of the river. (see Fig 6)
vi) appropriate separation in accordance with policy BE47 between the proposed dwellings and the adjacent transformer will be required.

POLICY H4
Land at Ford End Road – construction complete

5.21 College Street has long experienced conflict between industrial and residential traffic. The redevelopment of this site will help resolve such problems by enabling inappropriate commercial uses within an otherwise residential area to be removed.

POLICY H5
Land at College Street, Kempston – key principles of development include:
i) vehicular access from College Street as required by the highway authority
ii) the provision of a through pedestrian route linking College Street and Northdale Close.

HOUSING SITES ADJOINING THE URBAN AREA

5.22 Major development west of Bedford has been associated in successive Structure Plans with the outer route of the proposed Western Bypass. Initially, the road was seen as marking the future edge of the urban area and necessary to provide additional road network capacity that would facilitate development. More recently the roles have to a degree been reversed and development is now expected to contribute to the costs of the road and bring forward the earlier construction of the Bypass.

5.23 The strategic allocation west of Bedford is thus associated with the creation of a distributor link road in the form of a single carriageway highway between the A428 and the A421 that would subsequently be dualled to become the Western Bypass. The development of the Biddenham Loop and land west of Kempston are regarded as enabling development for this section of the link. (See also Policy E7 concerning land at Marsh Leys Farm.) This relationship arises due to the inadequacy of the existing highway network to accommodate the additional traffic that development would generate. The first phase of development at Biddenham Loop (250 dwellings) permitted in accordance with the 1993 Local Plan and 1994 Biddenham Loop Development Brief is almost complete and a 2km link road from the A428 has been constructed. Planning permission has been granted for the remainder of the link between the A428 and the A421.

5.25 The Western Bypass has been regarded as comprising two elements; the section between the A428 and the A421 and the shorter link between the A6 and the A428. The A6/A428 link is important principally due to its ability to divert A6 traffic away from the middle of town, (Town Bridge and the High Street in particular) which would enable further environmental improvements to be undertaken to strengthen the viability and vitality of the town centre.

5.26 Land north of Bromham Road Biddenham is included in the plan on the basis that it provides investment in the A6/A428 link and creates an opportunity to provide traffic relief in the Shakespeare Road area and on Bromham Road between the two elements of the bypass and between Bromham and Oakley.

5.27 These three development proposals are thus strategic in the sense that their purpose extends beyond the need to provide additional housing, and they achieve or contribute towards key objectives of the local plan strategy, the adopted Structure Plan and the Trunk Roads Programme. These sites underpin the strategic aims of the plan and are fundamental to the integration of land use and transportation objectives. It is imperative that the plan led system is allowed to safeguard these aims with a clear direction for investment so as to facilitate the earliest possible implementation. If ad hoc decisions divert available investment from these key sites then the success of the plan within its time frame will be seriously jeopardised. Policies related to the manner and content of their development follow.

POLICY H6
Biddenham Loop – the development of land within this area shall be undertaken in accordance with a development brief. Key principles of this second phase of development include:
i) the completion of the distributor link southwards across the River Great Ouse to the A421 prior to the occupation of the 701st dwelling sanctioned by this policy. A planning obligation will be required:
a) to secure the funding and phasing of the provision of the link
b) to ensure that the link will in fact be provided;
ii) sufficient land should be reserved to enable this road to be built and fully upgraded to dual carriageway to the satisfaction of and dedicated to the highway authority on the issue of the first planning permission;
iii) the provision of a park & ride facility and quality public transport services via Queens Park to Bedford Midland Station and the town centre, and such other works to the satisfaction of the highway authority within twelve months of the occupation of the first house sanctioned by this policy; and
iv) the provision of facilities including the country park, golf course, open space, playing fields, changing rooms, car parking, footpaths/cycle routes, landscaping, district centre, social housing, lower school, Hillgrounds bridge and sports/community facilities. (See Figure 9)

POLICY H7
Land west of Kempston – The development of land within this area shall be undertaken in accordance with a development brief. Key principles of development include:
i) the completion of the distributor link southwards across the River Great Ouse to the A421 prior to the occupation of the 201st dwelling sanctioned by this policy. A planning obligation will be required:
a) to secure the funding and phasing of the provision of the link
b) to ensure that the link will in fact be provided;
ii) sufficient land should be reserved to enable this road to be built and fully upgraded to dual carriageway to the satisfaction of and dedicated to the highway authority on the issue of the first planning permission;
iii) access via the local road network with associated on and off-site highway improvements as required by the highway authority;
iv) the provision of a network of footpaths/cycle routes incorporating the SUSTRANS route and including safe crossing points with the proposed distributor road. This should connect;
a) the new development with the existing built up area of Kempston;
b) the new housing with the other uses on the site including on-site open space and community facilities;
c) the new development and the Forest of Marston Vale to the west and south;
v) the provision of extensive structural landscaping to assimilate the development into the wider landscape, and to provide a satisfactory interface with the existing edge of Kempston;
vi) contributions to the aims of the Forest of Marston Vale consistent with the creation of a gateway to the urban area, and to provide adequate softening of the approaches to Bedford/Kempston.
vii) the provision of adequate community and educational facilities including a local centre but excluding any retail development over and above that required to meet the needs of this site;
viii) the provision of a network of open space located within easy access of the new housing;
ix) the provision of open space and playing fields on the periphery of the development. Ancillary car parking and changing facilities will also be required;
x) adequate noise attenuation in conjunction with landscaping for the distributor road to protect the enjoyment of future residents;
xi) in accordance with policy H31 the Borough Council will negotiate for affordable housing to be provided on this site. (See Figure 10)

5.28 The implementation of sites H6 and H7 will require agreement between the landowners of the two sites which will be reflected in a planning obligation. Any planning obligation shall include:

– a mechanism for the total cost of the A428/A421 distributor link to be paid over to the relevant authorities through pro rata contributions based on land sales;

– a commitment to be made in 2003 or by the completion of the 500th house (in total on sites H6 and H7), whichever is the sooner, to complete the link by a date to be specified.

POLICY H8
Land north of Bromham Road, Biddenham – the development of this site shall be undertaken in accordance with a development brief to be prepared. Key principles of development include:
i) the completion of a distributor road linking the A6 and A428 at Gold Lane to the satisfaction of the Highways Agency prior to the occupation of the 501st dwelling sanctioned by this policy. A planning obligation will be required:
a) to secure the funding and phasing of the provision of the link
b) to ensure that the link will in fact be provided;
ii) sufficient land should be reserved to enable this distributor road to be built and fully upgraded to dual carriageway to the satisfaction of and dedicated to the highway authority on the issue of the first planning permission;
iii) the improvement of the Ashburnham/Shakespeare Road junction and such other works to the satisfaction of the highways authority within one year of the occupation of the first dwelling sanctioned by this policy;
iv) the provision of a road from the proposed A6/A428 link to Bromham Road in accordance with a phased programme of development to be agreed as part of the development brief;
v) a mixed use development including housing, employment, local shopping facilities but excluding any retail development over and above that required to meet the needs of the development, community, educational facilities and open space consistent with the scale of development;
vi) the extension of the Biddenham Country Park along the River Ouse, integrating footpath and cycleway networks, contributions to secure the provision of a new river crossing and contributions to a footpath/cycleway to Lower Farm Road Bromham and to prepare and implement a management plan for the County Wildlife site.
vii) separation/screening of existing residential areas on the Bromham Road and extensive structural landscaping to screen the new development from the Country Park and assimilate the development into the wider landscape as well as providing adequate separation distances between the new dwellings and the distributor link.
viii) the reprovision of school playing fields.
ix) design of the internal transport infrastructure of the development to give priority to public transport, including measures to allow existing bus services to be extended into the development and the provision of a network of safe routes for pedestrians and cyclists with particular regard to safe travel to school routes.
x) in accordance with policy H31 the Borough Council will negotiate for affordable housing to be provided on this site.
xi) contributions to the provision of public transport facilities and services in order to encourage more sustainable journey patterns in particular; appropriate bus p riority on the A428 Bromham Road and a Park and Ride Terminus adjacent to the A6.
xii) the provision of a pedestrian/cycle bridge across the distributor road within the length between the crossing of the railway and Gold Lane.(See Figure 11)

5.28a The implementation of site H8 will require agreement between the landowners which will be reflected in a planning obligation. Any planning obligation shall include:

– a mechanism for the total cost of the A428/A6 distributor link to be paid over to the relevant authorities through pro rata contributions based on land sales;

– a commitment to be made in 2004 or by the completion of the 300th house, whichever is the sooner, to complete the link by a date to be specified.

5.29 Shortstown is treated as adjoining the urban area by virtue of its close proximity. The Proposals Map shows the boundary of the area that will be the subject of a revised development brief. The purpose of the brief will be to guide the development of land in a manner which integrates proposed new housing, commercial and associated uses with the existing residential estate. In addition, the development brief will consider the operational requirements of those businesses already present in the locality including the Driving Standards Agency and users of the airship sheds.

POLICY H9
The development of designated sites at Shortstown shall be undertaken in accordance with an agreed development brief. Each site will be expected to contribute towards necessary highway improvements and transport links, community and educational facilities, affordable housing, playing fields and sports pavilion and environmental improvements in Shortstown in a manner which secures full integration between existing and new residents. The sites identified are land east of the A600 including former MOD land at RAF Cardington and land west of Scott Avenue, Shortstown. East of the A600, key principles of development include:
i) a comprehensive and integrated development form including housing, commercial and community areas;
ii) structural landscaping of the eastern boundary of the site and to strengthen the tree lined avenue;
iii) any off site highway improvements as required by the Highway Authority.
West of the A600, key principles of development include:
iv) the provision of a village hall/sports pavilion and playing field;
v) any off site highway improvements as required by the Highway Authority (including a new roundabout on Greycote to serve the residential development west of Scott Avenue and the village hall/sports pavilion and playing fields to the south, and traffic calming); vi) landscaping/woodland to the south of the playing field and to the west of the proposed residential area to soften the impact of the new development in the wider landscape;
vii) provision of a pocket park;
viii) environmental improvements in Shortstown.

5.30 The plan was modified to incorporate housing sites adjoining the urban area at Land north of Brickhill and Norse Road following the receipt of the Inspector’s Report which recommended their inclusion.

5.31a Development of the two sites involves extensions to the urban area to the north of the town. Urban extensions are the second preferred location for development in the Government’s guidance on Housing (PPG3).

5.31b Both sites will make a contribution to securing opportunities for access and recreation. North of Brickhill provision will take the form of a 63ha Country Park. The two sites will also provide landscaping to prevent the coalescence of Cleat Hill, Salph End and Renhold with the urban area.

5.31c Development shall be in accordance with the key principles set out in Policies H10a and H10b below and all other relevant policies and guidance in the plan. Outline submissions should be accompanied by an urban design framework and a statement of urban design principles which will guide the development of the site. Submissions should also be supported by a landscape masterplan.

POLICY H10A
Land north of Brickhill. Key principles of development to include:
i) satisfactory distributor road access directly from Tyne Crescent. A further access as an extension to Westrope Way serving a small number of houses may follow as a final phase;
ii) traffic calming measures along the main distributor road to limit traffic speeds and safe crossing points to promote access to the Country Park;
iii) off site highway improvements as required by the Highway Authority;
iv) enhancement to foot/cycle routes between the development and local amenities;
v) a 63ha Country Park to remain open in perpetuity with appropriate arrangements for future maintenance. Footpath, cycle and bridleway networks to enhance links with the existing built up area and the networks in the Clapham Park and Mowsbury Park area;
vi) separation/screening of existing residential areas on the existing urban edge and extensive structural landscaping to screen the new development from the Country Park and assimilate the development into the wider landscape;
vii) measures to preserve and enhance the wildlife value of the site;
viii) the provision of a network of open space including pitch, play and kickabout facilities;
ix) contributions to the provision of improved public transport facilities and services;
x) design of the internal transport infrastructure of the development to give priority to public transport, including measures to allow existing bus services to be extended into the development and the provision of a network of safe routes for pedestrians and cyclists with particular regard to safe travel to school routes;
xi) in accordance with Policy H31 the Borough Council will negotiate for affordable housing to be provided on this site.

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