DEVELOPMENT BRIEF
HALLAM LAND MANAGEMENT JULY 2019
LAND NORTH OF BIGGLESWADECENTRAL BEDFORDSHIRE
Existing dwellings on Northfields
Date: Prepared by: Authorised by: File reference:
First Issue 25/02/2019 BRY/RR RR 2874/08
Second Issue 08/03/2019 BRY/RR RR 2874/08/A
Third Issue 14/05/2019 BRY/RR RR 2874/08/B
Fouth Issue 22/05/2019 BRY/RR RR 2874/08/C
Fifth Issue 28/06/2019 BRY/RR RR 2874/08/D
Sixth Issue 16/07/2019 BRY/RR RR 2874/08/E
CONTENTS01 INTRODUCTION
02 HALLAM LAND MANAGEMENT: CREATING A LASTING LEGACY
03 POLICY FRAMEWORK
04 THE SITE
05 DISTINCT IDENTITY
06 COMMUNITY ROOTS
07 RICH MIX
08 GREEN INFRASTRUCTURE
09 INFRASTRUCTURE SERVICES PROVISION
10 SUMMARY
11 APPENDICES
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03
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34
Prepared by:
DisclaimerThis drawing/document is for illustrative purposes only and should not be used for any construction or estimation purposes. Do not scale drawings. No liability or responsibility is accepted arising from reliance upon the information contained in this drawing/document.CopyrightAll drawings are Crown Copyright 2012. All rights reserved. Licence number 100020449
Office Address:CSA Environmental Dixie’s Barns, High Street, Ashwell, Hertfordshire, SG7 5NTOffice Telephone Number:01462 743 647
On behalf of:
View looking west across the Site from Furzenhall Road East Coast Mainline
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This Development Brief has been prepared by Hallam Land Management (‘HLM’) for the Land North of Biggleswade (‘the Site’) that has been allocated (site reference HAS06) in the Central Bedfordshire Council Local Plan 2035 (Pre-submission January 2018).
The Brief draws together the national, regional and local policy context and then sets out the key aspects of the vision for the Site and the guiding principles for its development. The following sections explain in more detail how the development of the Site will meet the policy objectives and deliver the vision through the implementation of the principles for its development.
An outline application will be brought forward by HLM in accordance with this Development Brief. Subsequent Reserved Matters applications will be prepared to accord with the planning and design framework set out in this Development Brief to achieve a high quality and sustainable new neighbourhood.
THE SITE
3PAGE
A PROUD TRACK RECORD
HLM have a proud track record of delivering a range of exciting strategic projects comprising residential, commercial, retail, mixed use and renewable energy development. Having been acquiring, promoting and developing land since 1990, Hallam fully supports good design and sustainable development, striving to achieve this within all its developments.
HLM have had the privilege of creating sustainable new communities, such as Cranbrook, near Exeter (5,500 dwellings) and strategic urban extensions, such as Lubbesthorpe, west of Leicester (4,250 dwellings and 50 acres of commercial land), in addition to many sustainable urban extensions to existing settlements across the country. Within Central Bedfordshire, HLM’s previous track record includes sites at Moreteyne Park and Marston Fields in Marston Moretaine delivering 490 new homes, which are currently under-construction by Bovis and Barratt David Wilson, and 210 homes at Ampthill, now developed out by Bloor Homes.
OUR PROPOSED DEVELOPMENT AT NORTH BIGGLESWADE WILL:
• Draw upon HLM’s extensive experience in creating exciting, sustainable and high-quality new communities.
• Create a vision for the proposed development based upon a collaborative approach with key stakeholders, including the local community and Central Bedfordshire Council.
• Be based upon a landscape-led approach to design, where matters of landscape impact, ecology and green infrastructure creation dictate the layout of the development.
• Respect that the Site is crossed by and lies close to a number of public rights of way, which provide connections to the nearby Biggleswade Green Wheel and Town Centre.
• Provide substantial areas of green infrastructure which support a range of recreational activities and deliver a number of ecological benefits.
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A COMMITMENT TO QUALITY
Promoting sustainable developments contributing to the social and economic growth of communities is a fundamental objective for HLM.
The priority of creating sustainable communities is an important element of the Government’s drive for housing growth. This proposal will integrate the principles of sustainable development within the scheme. A proactive approach to its planning and development that involves the wider community as well as the local authority, the landowner and the developer will be pursued.
Central Bedfordshire are planning for up to 20,000 new homes over the next 20 years in their draft Local Plan. The Site North of Biggleswade offers an important development opportunity in a location that is well located to existing facilities.
HLM firmly believes that whilst delivering growth, it is essential that an area’s natural and historic environment is protected and that good design principles are employed throughout. We are committed to these objectives in bringing forward the site at Biggleswade to create a new neighbourhood that will create a positive and lasting legacy for future occupiers and existing residents.
THE IMPORTANCE OF LANDSCAPE-LED MASTERPLANNING
• When we create a new place, we’re not creating it for buildings; we’re creating it for people. Creating a sense of community is the priority.
• Masterplanning all too often is driven by dwelling numbers, rather than the need to create a high quality place.
• Leading with the landscape means starting with people and how they will live, work and play within a site, looking at how wildlife value can be protected and enhanced, and understanding how existing and new landscaping can be utilised to ensure a site sits comfortably within its landscape setting.
• This approach creates development which is more acceptable to existing communities and delivers real value in respect of increasing tree cover, enhancing wildlife value and improving opportunities for recreation and children’s play.
• Leading with the landscape is about collaboration and having more meaningful conversations to create truly sustainable and successful new places.
•
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3.1 PLANNING POLICIES
There are three documents that provide the planning policy context for the Site at North Biggleswade as set out below. In addition, any proposals will need to have regard to a number of more detailed policies and guidance, including the Central Bedfordshire Design Guide. Detailed conformity with policy will be set out in the outline planning application.
A. The National Planning Policy Framework (February 2019)
The National Planning Policy Framework (NPPF) will be relevant and the most significant policy points are:
• Paragraph 68: Small and medium sized sites can make an important contribution to meeting the housing requirement of an area, and are often built-out relatively quickly.
• Paragraph 124: The creation of high quality buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities. Being clear about design expectations, and how these will be tested, is essential for achieving this. So too is effective engagement between applicants, communities, local planning authorities and other interests throughout the process.
February 2019 Ministry of Housing, Communities and Local Government
National Planning Policy Framework
Local Development Framwork
Annual monitoring report 5
December 2009
Former Mid Bedfor dshire a rea
Centra
l Bedfordshire
Local Development Framework
Core Strategy and Development Management Policies
November 2009
Former Mid Bedfor dshire a rea
Centra
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Local Development Framework
Adopted
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C. Core Strategy and Development Management Policies (2009)
The existing development plan will be relevant until the approval of the emerging draft local plan. The most significant policies are:
• Policy CS1(Development Strategy): Biggleswade is identified as one of a number of locations where growth will be concentrated.
• Policy CS7 (Affordable Housing): New development should provide an element of affordable housing.
• Policy CS14 (High Quality Development): The Council require new development to be of the highest quality.
• Policy CS17 (Green Infrastructure): A net gain in green infrastructure should be achieved.
• Policy CS18 (Biodiversity Conservation): Existing habitats should be maintained and enhanced.
• Policy DM10 (Housing Mix): New development should provide a mix of housing types.
D. Central Bedfordshire Pre-submission Local Plan 2015 – 2035 (January 2018)
The Central Bedfordshire Local Plan was submitted to Government on 30 April 2018. Modified Policy HA1 (Small and Medium Allocations) proposes the allocation of the Site for approximately 416 dwellings under allocation reference HAS06.
The Local Plan states that a Development Brief for the Site must be agreed with Central Bedfordshire Council prior to submission of an outline planning application. It also sets out that the Masterplanning of the Site will need to implement new landscaping and green infrastructure enhancements within the northern part of the Site in order to create a soft edge to the development and to protect the landscape and setting of Biggleswade Common.
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4.1 STRATEGIC CONTEXT
The Central Bedfordshire Pre-submission Local Plan places Biggleswade within the ‘A1 Corridor Area’, which is identified as an area of the district which has ‘great future potential for large scale growth’. In addition to the HA1 allocations, the Local Plan proposes two strategic scale housing-led allocations within the A1 Corridor Area in the form of East of Biggleswade (around 1,500 homes) and East of Arlesey (around 2,000 homes). In addition, the proposed allocation of the HAS06 Site forms an integral part of the growth strategy for the corridor.
The importance of the A1 Corridor Area is underpinned by Biggleswade’s strategic location. The town is served by a railway station, which is located 1.4km (0.86 miles) to the south of the Site, providing fast commuter services (average journey time approximately 45 minutes) to London King’s Cross and St. Pancras.
4.3 SITE DESCRIPTION
The Site comprises a large arable field with few notable landscape features. Furzenhall Road crosses the south eastern part of the Site, doglegging to demarcate the eastern Site boundary. The northern boundary is defined by a public bridleway linking between the railway line and Furzenhall Road. To the west, the boundary with the East Coast Railway Line is defined by a palisade fence. To the south are the rear gardens of dwellings at Northfields, Urban Way, Stonelands Avenue and Mountbatten Drive.
In common with the wider landscape, the Site is broadly flat, falling gently from the northern and eastern boundaries to a low point in its south western corner.
4.2 LOCAL CONTEXT
The Site lies on the northern edge of Biggleswade with the existing settlement edge located immediately to the south and an area of housing currently under construction immediately to the east. Biggleswade Common, which is designated a County Wildlife Site (‘CWS’), is located to the north and west of the Site. To the north, the CWS lies some 0.93km (0.58 miles) from the Site, separated by existing arable fields. To the west, the CWS lies approximately 0.2km (0.12 miles) to the west, separated from the Site by the East Coast Mainline. The East Coast Mainline abuts the Site immediately to the west.
A number of public rights of way either pass through or abut the Site, providing a number of connections to the countryside to the north and west, and the existing settlement edge to the south and east. The existing bridleway which runs adjacent to the Site’s northern boundary forms part of the Biggleswade Green Wheel Route whilst the bridleway (Furzenhall Road), which passes through the Site, forms part of the National Cycle Network (Route 2).
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EDWARD PEAKE MIDDLE SCHOOL
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Figure: 4.1: Site Context Plan
BIGGLESWADE COMMON
RoadDrove
TO SUTTON
MARTIN GRANT HOMES
BIGGLESWADEEAST
THE SITE
THE KINGS REACH PUBLIC HOUSE
ST ANDREWS C OF E VC LOWER SCHOOL EAST
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4.4 INFLUENCES
The main influences that will shape the development of the Site include:
• Noise from the East Coast Mainline: Noise from the adjacent railway is such that an area of open space up to 60 metres in width from the western Site boundary should be maintained. Such a distance would negate the need for a trackside noise barrier.
• Existing public rights of way: Where they pass through and adjacent to the Site, the existing rights of way should be maintained within corridors of open space. With vehicular access to be taken from Furzenhall Road, careful attention will be paid to maintain the integrity of the existing cycle route and bridleway as it passes through the Site.
• SuDS: A Sustainable Drainage Systems (SuDS) strategy is required to manage excess surface water run-off during periods of heavy or persistent rainfall.
• Adjacent residential properties: The majority of the existing dwellings that bound the Site to the south back onto the Site with rear gardens. The development of the Site must pay careful attention to ensure their amenity is protected.
• Watermains
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Existing public footpath
Existing bridleway and cycle route
Existing public bridleway
Northern boundary open to adjacent countryside
Noise from railway line
Low point defines location of SuDS feature Existing dwellings
backing onto the Site
FURZ
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Figure 4.2: Influences Plan.
4.5 OPPORTUNITIES
The main opportunities for shaping the Masterplanning of the Site include:
• Accessibility: The existing public rights of way offer the potential to maximise connectivity with the wider countryside and the existing settlement edge to create an integrated new development.
• Northern boundary: The opportunity exists to create a softer development edge through the provision of new tree and hedgerow landscaping along the northern Site boundary.
• Green infrastructure: The relationship between the Site and the railway line will create a large area of open space which offers the opportunity to secure a number of green infrastructure enhancements, including a significant increase in tree cover.
• Central focal point: A central area of open space will create a community focal point for the new homes.
• Gateway feature: The development will create a gateway for pedestrians and cyclists between Biggleswade and the wider rural area.
Linkages to existing rights of way
Central area of open space to create community focal point
Existing rights of way maintained within green corridors
Opportunity to create soft development edge to northern boundary
Area of open space alongside railway
Figure 4.3: Opportunities Plan.
Potential to improve the current character of Furzenhall Road, especially for pedestrian and cyclist connectivity
11PAGE
We will create an identity through an innovative masterplan based on setting the development in a high quality green infrastructure setting. The new landscaping will define the character of a range of public open spaces, ranging from the more formal central green to the less formal countryside edges, where new tree, thicket and hedgerow planting will create a soft edge to the development.
The new landscaping will play a key role in creating an attractive and enjoyable place to live.
5.1 OVERALL LAND USE – A LANDSCAPE-LED APPROACH
The key influences on the Site (noise from the railway line, the need to respect the existing public rights of way) and our desire for the development to be underpinned by a landscape-led approach, will guide the location of the new homes and the green infrastructure they will sit within.
THE DEVELOPMENT OF THE SITE WILL DELIVER:
• Approximately 5.75 hectares of green infrastructure.
• 11.21 hectares of residential development land, in a single phase, framed by a range of open space uses.
• Strong connections with both the countryside and the existing settlement edge.
• A strong sense of place fostered by a strong relationship between the new homes and the open spaces they will overlook.
• The site offers a gateway opportunity between Biggleswade and the wider rural area.
5.2 PARKING
The car parking within the development will be designed to accord with the residential parking standards and key car parking principles contained within Section 1 (Placemaking in Central Bedfordshire) of Central Bedfordshire Council’s Design Guide. Key principles will include minimising the use and size of rear courtyard parking, providing sufficient visitor parking and providing garages of a sufficient size.
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Figure 5.1: Concept Masterplan.
Opportunity to enhance existing recreational area
New tree belt to create wildlife corridor and provide appropriate noise buffer to new development
DEVELOPMENT FOR 227 NEW HOMES CURRENTLY UNDER
CONSTRUCTION
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Potential residential area: 11.21ha up to 416 dwellings @ 37dph
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0 50 100 metres
© CSA Landscapes Ltd. Do not scale from this drawing. Refer to figured dimensions only.
Dixies Barns, High Street,Ashwell, Hertfordshire SG7 5NT
01462 [email protected]
tew
Project
Title
Client
Drawing No.
Scale
Date
Rev
Drawn
Checked
Rev Date By Description
*
Land North of Biggleswade
Draft Allocated Site-Concept Masterplan
Hallam Land Management Ltd
CSA/2874/124
1:2500 @ A2
July 19
J
RC
RR
A 16.01.19 RCAmended to reflect client'scomments
Vehicular access point
Opportunity to enhanceexisting recreational area
New tree belt to create wildlifecorridor and provide appropriatenoise buffer to new development
DEVELOPMENT FOR 227 NEW HOMESCURRENTLY UNDER CONSTRUCTION
Jubilee Recreation Ground
Edward Peake Middle School
PO
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ON
RO
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Biggleswade Hospital
To Biggleswade Town CentreP O T T O N
R O A D
Site boundary: 16.96ha
Potential residential area: 11.21haUp to 416 dwellings @ 37 dph
Proposed vehicular access point
Potential spine street throughthe development
Existing public footpath
Existing bridleway
Existing Sustrans Route 12
Existing main vehicular routes throughBiggleswade & existing bus stops
Existing vegetation
Potential public open space(including new landscaping & treeplanting, play areas & SuDS features)
Potential sustainable drainagefeatures (SuDS)
Potential play provision for children &young people
Trim trail stations
Potential combinedcycle/footways
B 28.01.19 BRY Minor amendmentsC 30.01.19 BRY Minor amendments
ROAD
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Stratton Way Play Area
The Kings ReachPublic House
Pedestrian and cycle links
D 31.01.19 BRY Minor amendmentsE 13.02.19 JFB Minor amendments
Potential allotment and carpark
F 26.02.19 BRY Site boundary amendmentsG 14.05.19 SM Minor amendmentH 25.05.19 BRY Minor amendments
Consented development underconstruction/recently completeddevelopment
I 28.06.19 BRY Minor amendmentsJ 10.07.19 SBW Easement amendments
To Peterborough and the North
To London
New landscaping to create softdevelopment edge
**
Vehicular access point
Spine street through the development
Potential combined cycle/footways
Existing public footpath
Existing bridleway
Pedestrian and cycle links
Existing main vehicular routes through Biggleswade & existing bus stops
Existing vegetation
Potential public open space (including new landscaping & tree planting, play areas & SuDS features)
Existing Sustran Route 12
Potential sustainable drainage features (SuDS)
Potential play provision for children & young people
Consented development under construction/recently completed development
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Silvermead
2
2
25
122
El
15
85
2
60
4
106
33
32
19
24
92
4
37
175
165
68
11
7
1
18
13
8
66
23
1
9
169
1a
179
14
9
2
126
31
155
135d
14
2
28
5
12
120a
102
16
El Sub Sta
17
165a
173
3a
135c
11
11
6
177
12
34
104
18
40
2
1
9
71
1
57
24
1
115
1
137
11
46
24
21
114
1
26
Shamrock
Sandyacres
1
19
18
19
150
14
12
14
8a
17
2
15
29
29
135a
11
120
118
22
145
24
2
1
11
102
210
31
15
Sub
3
1
11
14
16
2
110
6
29
24
43
49
22
37
4
7
7
51
11
30
2
20
1110
18
2
35
26
1
21
27
14
34
1
Lodge
23
1 to 9
51
8
11
30
1
8
25
8
2
2
6
29
15
20
Biggleswade Hospital
2
8
6
17
Edward Peake
26
17
15
Middle School
7
1
35
14
15
10
6
9
23
22
6
2
ESS
25
14
41
18
14
24
2
17
65
1
7
29
1
15
11
31
49
84
13
178
104
22
5 to 8
87
1
1
135b
9
34b
46
2
9
114
46
6
1
11
10
27
26
5135
85
Churchill Court
2
PO
43
168
34a
5
17
90
29
1
3
48
14
117
to
41
93
6
31
28
1a
119
39
2
73
1d
7
47
2
1
11
18
40 19
12
2
95
12
38
1b
136
34
1f
PH
2
30
23
34d
74
12
94
81
13 to 16
135e
149
21
1
17
22
1
1
67
1
102
59
35
2
34 to
48
133
50
1
14
89
25
2311
15
36
ESS
1c
26
50 to 56
61
11
35112b
45
78
200
92
37
182
14
1a
32
126
2
51
83
129
79
53
136
48
31
21
112a
1
135d
41
28
31
33
34e
12
76
6
63
2
135c
4
76
1b
7
1c
48
24
18
1
9
1
71
24
34c
57
5
7
36
124
13
6
42
24
29
37 2
34
97a
1 to 4
112
12
1
25
19
18
18 to
32
150
14
26
139
13
45
135a
95a
55
1
11
24
1
58
82
192
19
2
97
2
9 to 12
64
138
75
32
2
50
25
1
2 to 1
6
65
111
12
14
29.9m
31.5m
29.3m
32.6m
30.2m
31.9m
30.1m
32.8m
31.6m
32.6m
31.8m
29.0m
31.4m
29.8m
32.6m
29.5m
32.6m
30.7m
33.2m
29.5m
32.8m
31.3m
29.8m
30.1m
B 10
40
POTTON R
OAD
CARTERS MEADOW
VIE
W
SYCAMORE
WAK
ES R
OW
SALE MEWS
ROWLETTS VIEW
CLOSE
WILLIAMS COURT
GARDENS
DODIMEAD WAY
GARDENS
HO
LLY CLO
SE
SANDY
ASHLEY GARDENS
DODI
MEA
D W
AY
COLLINGS CRESCENT
FISH
ER M
EAD
NURSERY
PINE CLOSE
BODDINGTONBODDINGTON
MO
UN
TBATTEN D
RIVE
FURZ
ENHA
LL R
OAD
PRESLAN
D D
RIVE
MAPLE CLOSE
POPLAR
GARDENS
ASH R
OAD
JUBILEE
CLOSE
NORT
HFIE
LDS
UR
BAN W
AY
CLO
SE
BODDING
TON G
DNS
SALC
OM
BE C
LOSE
DEVON DRIVE
COMPTON MEAD
EXMO
OR AVENUE
TORQ
UAY CLOSE
DA
RTM
OO
R W
AY
STRATTON W
AY
LABUR
NH
AM R
OAD
BELLINGHAM
RE
DM
AN
GA
RD
EN
S
BANK'S ROAD
EAST WALK
BODDING
TON G
DNS
PL
POTTON ROAD
LIME TREE W
ALK
BOOTHEY CLOSE
CRICK ROAD
SHERRINGTONGROVE
HUNT ROAD
WARREN CLOSE
ROAD
RO
WAN
AVENU
E
NEWTO
WN CO
URT
STON
ELAND
WILSHERES
WIN
STON
CR
ESCEN
T
COMPTON MEAD
UR
BAN W
AY
BODDINGTON GARDENS
Sewage Pumping Station
TCB
LB
El Sub Sta
LB
LB
LB
JubileeRecreation
Play Area
Ground
El Sub Sta
El Sub Sta
El Sub Sta
El Sub Sta
Sta
Ppg Sta
Balancing Pond
El Sub
Sta
Cemetery
El Sub Sta
El
El Sub Sta
Sub
El Sub Sta
El Sub Sta
Drain
*
*
* *
*
**
0 50 100 metres
© CSA Landscapes Ltd. Do not scale from this drawing. Refer to figured dimensions only.
Dixies Barns, High Street,Ashwell, Hertfordshire SG7 5NT
01462 [email protected]
tew
Project
Title
Client
Drawing No.
Scale
Date
Rev
Drawn
Checked
Rev Date By Description
*
Land North of Biggleswade
Draft Allocated Site-Concept Masterplan
Hallam Land Management Ltd
CSA/2874/124
1:2500 @ A2
July 19
J
RC
RR
A 16.01.19 RCAmended to reflect client'scomments
Vehicular access point
Opportunity to enhanceexisting recreational area
New tree belt to create wildlifecorridor and provide appropriatenoise buffer to new development
DEVELOPMENT FOR 227 NEW HOMESCURRENTLY UNDER CONSTRUCTION
Jubilee Recreation Ground
Edward Peake Middle School
PO
TT
ON
RO
AD
Biggleswade Hospital
To Biggleswade Town CentreP O T T O N
R O A D
Site boundary: 16.96ha
Potential residential area: 11.21haUp to 416 dwellings @ 37 dph
Proposed vehicular access point
Potential spine street throughthe development
Existing public footpath
Existing bridleway
Existing Sustrans Route 12
Existing main vehicular routes throughBiggleswade & existing bus stops
Existing vegetation
Potential public open space(including new landscaping & treeplanting, play areas & SuDS features)
Potential sustainable drainagefeatures (SuDS)
Potential play provision for children &young people
Trim trail stations
Potential combinedcycle/footways
B 28.01.19 BRY Minor amendmentsC 30.01.19 BRY Minor amendments
ROAD
FUR
ZENH
ALL
Stratton Way Play Area
The Kings ReachPublic House
Pedestrian and cycle links
D 31.01.19 BRY Minor amendmentsE 13.02.19 JFB Minor amendments
Potential allotment and carpark
F 26.02.19 BRY Site boundary amendmentsG 14.05.19 SM Minor amendmentH 25.05.19 BRY Minor amendments
Consented development underconstruction/recently completeddevelopment
I 28.06.19 BRY Minor amendmentsJ 10.07.19 SBW Easement amendments
To Peterborough and the North
To London
New landscaping to create softdevelopment edge
**
MP
SL
MP 42
SLs
Level Crossing
SLs
MP 0.75
Track
MS
Path Post
Track
Path (um)
Track
Track
Barnstable Walk
Track
MS
Post
Furzenhall Riding School
Elmside
132
Sunnyside
7
74
19
46
159
11
135b
34
6
9
46
10
6
32
2
2
15
171
2
14
14
5
23
2
161
31
70
25
15
14
104
157
11
7
11
9
16
54
8
124
Sta
80
11
31
90
13
19
20
36
8
5
Ppg Sta
9
9
25
19
2
14
77
1
1
82
15
62
16
54
4
1
16
2
53
14
7
5
1
7
21
38
159
3
11
18
2
11
6
12
25
9 to 12
26
12
44
8
2
2
2
1
23
31
28
12
2
1
1b
10
52
135e
16
20
163
18
1
10
59
35
Silvermead
2
2
25
122
El
15
85
2
60
4
106
33
32
19
24
92
4
37
175
165
68
11
7
1
18
13
8
66
23
1
9
169
1a
179
14
9
2
126
31
155
135d
14
2
28
5
12
120a
102
16
El Sub Sta
17
165a
173
3a
135c
11
11
6
177
12
34
104
18
40
2
1
9
71
1
57
24
1
115
1
137
11
46
24
21
114
1
26
Shamrock
Sandyacres
1
19
18
19
150
14
12
14
8a
17
2
15
29
29
135a
11
120
118
22
145
24
2
1
11
102
210
31
15
Sub
3
1
11
14
16
2
110
6
29
24
43
49
22
37
4
7
7
51
11
30
2
20
1110
18
2
35
26
1
21
27
14
34
1
Lodge
23
1 to 9
51
8
11
30
1
8
25
8
2
2
6
29
15
20
Biggleswade Hospital
2
8
6
17
Edward Peake
26
17
15
Middle School
7
1
35
14
15
10
6
9
23
22
6
2
ESS
25
14
41
18
14
24
2
17
65
1
7
29
1
15
11
31
49
84
13
178
104
22
5 to 8
87
1
1
135b
9
34b
46
2
9
114
46
6
1
11
10
27
26
5135
85
Churchill Court
2
PO
43
168
34a
5
17
90
29
1
3
48
14
117
to
41
93
6
31
28
1a
119
39
2
73
1d
7
47
2
1
11
18
40 19
12
2
95
12
38
1b
136
34
1f
PH
2
30
23
34d
74
12
94
81
13 to 16
135e
149
21
1
17
22
1
1
67
1
102
59
35
2
34 to
48
133
50
1
14
89
25
2311
15
36
ESS
1c
26
50 to 56
61
11
35112b
45
78
200
92
37
182
14
1a
32
126
2
51
83
129
79
53
136
48
31
21
112a
1
135d
41
28
31
33
34e
12
76
6
63
2
135c
4
76
1b
7
1c
48
24
18
1
9
1
71
24
34c
57
5
7
36
124
13
6
42
24
29
37 2
34
97a
1 to 4
112
12
1
25
19
18
18 to
32
150
14
26
139
13
45
135a
95a
55
1
11
24
1
58
82
192
19
2
97
2
9 to 12
64
138
75
32
2
50
25
1
2 to 1
6
65
111
12
14
29.9m
31.5m
29.3m
32.6m
30.2m
31.9m
30.1m
32.8m
31.6m
32.6m
31.8m
29.0m
31.4m
29.8m
32.6m
29.5m
32.6m
30.7m
33.2m
29.5m
32.8m
31.3m
29.8m
30.1m
B 10
40
POTTON R
OAD
CARTERS MEADOW
VIE
W
SYCAMORE
WAK
ES R
OW
SALE MEWS
ROWLETTS VIEW
CLOSE
WILLIAMS COURT
GARDENS
DODIMEAD WAY
GARDENS
HO
LLY CLO
SE
SANDY
ASHLEY GARDENS
DODI
MEA
D W
AY
COLLINGS CRESCENT
FISH
ER M
EAD
NURSERY
PINE CLOSE
BODDINGTONBODDINGTON
MO
UN
TBATTEN D
RIVE
FURZ
ENHA
LL R
OAD
PRESLAN
D D
RIVE
MAPLE CLOSE
POPLAR
GARDENS
ASH R
OAD
JUBILEE
CLOSE
NORT
HFIE
LDS
UR
BAN W
AY
CLO
SE
BODDING
TON G
DNS
SALC
OM
BE C
LOSE
DEVON DRIVE
COMPTON MEAD
EXMO
OR AVENUE
TORQ
UAY CLOSE
DA
RTM
OO
R W
AY
STRATTON W
AY
LABUR
NH
AM R
OAD
BELLINGHAM
RE
DM
AN
GA
RD
EN
S
BANK'S ROAD
EAST WALK
BODDING
TON G
DNS
PL
POTTON ROAD
LIME TREE W
ALK
BOOTHEY CLOSE
CRICK ROAD
SHERRINGTONGROVE
HUNT ROAD
WARREN CLOSE
ROAD
RO
WAN
AVENU
E
NEWTO
WN CO
URT
STON
ELAND
WILSHERES
WIN
STON
CR
ESCEN
T
COMPTON MEAD
UR
BAN W
AY
BODDINGTON GARDENS
Sewage Pumping Station
TCB
LB
El Sub Sta
LB
LB
LB
JubileeRecreation
Play Area
Ground
El Sub Sta
El Sub Sta
El Sub Sta
El Sub Sta
Sta
Ppg Sta
Balancing Pond
El Sub
Sta
Cemetery
El Sub Sta
El
El Sub Sta
Sub
El Sub Sta
El Sub Sta
Drain
*
*
* *
*
**
0 50 100 metres
© CSA Landscapes Ltd. Do not scale from this drawing. Refer to figured dimensions only.
Dixies Barns, High Street,Ashwell, Hertfordshire SG7 5NT
01462 [email protected]
tew
Project
Title
Client
Drawing No.
Scale
Date
Rev
Drawn
Checked
Rev Date By Description
*
Land North of Biggleswade
Draft Allocated Site-Concept Masterplan
Hallam Land Management Ltd
CSA/2874/124
1:2500 @ A2
July 19
J
RC
RR
A 16.01.19 RCAmended to reflect client'scomments
Vehicular access point
Opportunity to enhanceexisting recreational area
New tree belt to create wildlifecorridor and provide appropriatenoise buffer to new development
DEVELOPMENT FOR 227 NEW HOMESCURRENTLY UNDER CONSTRUCTION
Jubilee Recreation Ground
Edward Peake Middle School
PO
TT
ON
RO
AD
Biggleswade Hospital
To Biggleswade Town CentreP O T T O N
R O A D
Site boundary: 16.96ha
Potential residential area: 11.21haUp to 416 dwellings @ 37 dph
Proposed vehicular access point
Potential spine street throughthe development
Existing public footpath
Existing bridleway
Existing Sustrans Route 12
Existing main vehicular routes throughBiggleswade & existing bus stops
Existing vegetation
Potential public open space(including new landscaping & treeplanting, play areas & SuDS features)
Potential sustainable drainagefeatures (SuDS)
Potential play provision for children &young people
Trim trail stations
Potential combinedcycle/footways
B 28.01.19 BRY Minor amendmentsC 30.01.19 BRY Minor amendments
ROAD
FUR
ZENH
ALL
Stratton Way Play Area
The Kings ReachPublic House
Pedestrian and cycle links
D 31.01.19 BRY Minor amendmentsE 13.02.19 JFB Minor amendments
Potential allotment and carpark
F 26.02.19 BRY Site boundary amendmentsG 14.05.19 SM Minor amendmentH 25.05.19 BRY Minor amendments
Consented development underconstruction/recently completeddevelopment
I 28.06.19 BRY Minor amendmentsJ 10.07.19 SBW Easement amendments
To Peterborough and the North
To London
New landscaping to create softdevelopment edge
**
MP
SL
MP 42
SLs
Level Crossing
SLs
MP 0.75
Track
MS
Path Post
Track
Path (um)
Track
Track
Barnstable Walk
Track
MS
Post
Furzenhall Riding School
Elmside
132
Sunnyside
7
74
19
46
159
11
135b
34
6
9
46
10
6
32
2
2
15
171
2
14
14
5
23
2
161
31
70
25
15
14
104
157
11
7
11
9
16
54
8
124
Sta
80
11
31
90
13
19
20
36
8
5
Ppg Sta
9
9
25
19
2
14
77
1
1
82
15
62
16
54
4
1
16
2
53
14
7
5
1
7
21
38
159
3
11
18
2
11
6
12
25
9 to 12
26
12
44
8
2
2
2
1
23
31
28
12
2
1
1b
10
52
135e
16
20
163
18
1
10
59
35
Silvermead
2
2
25
122
El
15
85
2
60
4
106
33
32
19
24
92
4
37
175
165
68
11
7
1
18
13
8
66
23
1
9
169
1a
179
14
9
2
126
31
155
135d
142
28
5
12
120a
102
16
El Sub Sta
17
165a
173
3a
135c
11
11
6
177
12
34
104
18
40
2
1
9
71
1
57
24
1
115
1
137
11
46
24
21
114
1
26
Shamrock
Sandyacres
1
19
18
19
150
14
12
14
8a
17
2
15
29
29
135a
11
120
118
22
145
24
2
1
11
102
210
31
15
Sub
3
1
11
14
16
2
110
6
29
24
43
49
22
37
4
7
7
51
11
30
2
20
1110
18
2
35
26
1
21
27
14
34
1
Lodge
23
1 to 9
51
8
11
30
18
25
8
2
2
6
29
15
20
Biggleswade Hospital
2
8
6
17
Edward Peake
26
17
15
Middle School
7
1
35
14
15
10
6
9
23
22
6
2
ESS
25
14
41
18
14
24
2
17
65
1
7
29
1
15
11
31
49
84
13
178
104
22
5 to 8
87
1
1
135b
9
34b
46
2
9
114
46
6
1
11
10
27
26
5135
85
Churchill Court
2
PO
43
168
34a
5
17
90
29
1
3
48
14
117
to
41
93
6
31
28
1a
119
39
2
73
1d
7
47
2
1
11
18
40 19
12
2
95
12
38
1b
136
34
1f
PH
2
30
23
34d
74
12
94
81
13 to 16
135e
149
21
1
17
22
1
167
1
102
59
35
2
34 to
48
133
50
1
14
89
25
2311
15
36
ESS
1c
26
50 to 56
61
11
35112b
45
78
200
92
37
182
14
1a
32
126
2
51
83
129
79
53
136
48
31
21
112a
1
135d
41
28
31
33
34e
12
76
6
63
2
135c
4
76
1b
7
1c
48
24
18
1
9
1
71
24
34c
57
5
7
36
124
13
6
42
24
29
37 2
34
97a
1 to 4
112
12
1
25
19
18
18 to
32
150
14
26
139
13
45
135a
95a
55
1
11
24
1
58
82
192
19
2
97
2
9 to 12
64
138
75
32
2
50
25
1
2 to 1
6
65
111
12
14
29.9m
31.5m
29.3m
32.6m
30.2m
31.9m
30.1m
32.8m
31.6m
32.6m
31.8m
29.0m
31.4m
29.8m
32.6m
29.5m
32.6m
30.7m
33.2m
29.5m
32.8m
31.3m
29.8m
30.1m
B 10
40
POTTON R
OAD
CARTERS MEADOW
VIE
W
SYCAMORE
WAK
ES R
OW
SALE MEWS
ROWLETTS VIEW
CLOSE
WILLIAMS COURT
GARDENS
DODIMEAD WAY
GARDENS
HO
LLY CLO
SE
SANDY
ASHLEY GARDENS
DODI
MEA
D W
AYCOLLINGS CRESCENT
FISH
ER M
EAD
NURSERY
PINE CLOSE
BODDINGTONBODDINGTON
MO
UN
TBATTEN D
RIVE
FURZ
ENHA
LL R
OAD
PRESLAN
D D
RIVE
MAPLE CLOSE
POPLAR
GARDENS
ASH R
OAD
JUBILEE
CLOSE
NORT
HFIE
LDS
UR
BAN W
AY
CLO
SE
BODDING
TON G
DNS
SALC
OM
BE C
LOSE
DEVON DRIVE
COMPTON MEAD
EXMO
OR AVENUE
TORQ
UAY CLOSE
DA
RTM
OO
R W
AY
STRATTON W
AY
LABUR
NH
AM R
OAD
BELLINGHAM
RE
DM
AN
GA
RD
EN
S
BANK'S ROAD
EAST WALK
BODDING
TON G
DNS
PL
POTTON ROAD
LIME TREE W
ALK
BOOTHEY CLOSE
CRICK ROAD
SHERRINGTONGROVE
HUNT ROAD
WARREN CLOSE
ROAD
RO
WAN
AVENU
E
NEWTO
WN CO
URT
STON
ELAND
WILSHERES
WIN
STON
CR
ESCEN
T
COMPTON MEAD
UR
BAN W
AY
BODDINGTON GARDENS
Sewage Pumping Station
TCB
LB
El Sub Sta
LB
LB
LB
JubileeRecreation
Play Area
Ground
El Sub Sta
El Sub Sta
El Sub Sta
El Sub Sta
Sta
Ppg Sta
Balancing Pond
El Sub
Sta
Cemetery
El Sub Sta
El
El Sub Sta
Sub
El Sub Sta
El Sub Sta
Drain
*
*
* *
*
**
0 50 100 metres
© CSA Landscapes Ltd. Do not scale from this drawing. Refer to figured dimensions only.
Dixies Barns, High Street,Ashwell, Hertfordshire SG7 5NT
01462 [email protected]
tew
Project
Title
Client
Drawing No.
Scale
Date
Rev
Drawn
Checked
Rev Date By Description
*
Land North of Biggleswade
Draft Allocated Site-Concept Masterplan
Hallam Land Management Ltd
CSA/2874/124
1:2500 @ A2
July 19
J
RC
RR
A 16.01.19 RCAmended to reflect client'scomments
Vehicular access point
Opportunity to enhanceexisting recreational area
New tree belt to create wildlifecorridor and provide appropriatenoise buffer to new development
DEVELOPMENT FOR 227 NEW HOMESCURRENTLY UNDER CONSTRUCTION
Jubilee Recreation Ground
Edward Peake Middle School
PO
TT
ON
RO
AD
Biggleswade Hospital
To Biggleswade Town CentreP O T T O N
R O A D
Site boundary: 16.96ha
Potential residential area: 11.21haUp to 416 dwellings @ 37 dph
Proposed vehicular access point
Potential spine street throughthe development
Existing public footpath
Existing bridleway
Existing Sustrans Route 12
Existing main vehicular routes throughBiggleswade & existing bus stops
Existing vegetation
Potential public open space(including new landscaping & treeplanting, play areas & SuDS features)
Potential sustainable drainagefeatures (SuDS)
Potential play provision for children &young people
Trim trail stations
Potential combinedcycle/footways
B 28.01.19 BRY Minor amendmentsC 30.01.19 BRY Minor amendments
ROAD
FUR
ZENH
ALL
Stratton Way Play Area
The Kings ReachPublic House
Pedestrian and cycle links
D 31.01.19 BRY Minor amendmentsE 13.02.19 JFB Minor amendments
Potential allotment and carpark
F 26.02.19 BRY Site boundary amendmentsG 14.05.19 SM Minor amendmentH 25.05.19 BRY Minor amendments
Consented development underconstruction/recently completeddevelopment
I 28.06.19 BRY Minor amendmentsJ 10.07.19 SBW Easement amendments
To Peterborough and the North
To London
New landscaping to create softdevelopment edge
**
MP
SL
MP 42
SLs
Level Crossing
SLs
MP 0.75
Track
MS
Path Post
Track
Path (um)
Track
Track
Barnstable Walk
Track
MS
Post
Furzenhall Riding School
Elmside
132
Sunnyside
7
74
19
46
159
11
135b
34
6
9
46
10
6
32
2
2
15
171
2
14
14
5
23
2
161
31
70
25
15
14
104
157
11
7
11
9
16
54
8
124
Sta
80
11
31
90
13
19
20
36
8
5
Ppg Sta
9
9
25
19
2
14
77
1
1
82
15
62
16
54
4
1
16
2
53
14
7
5
1
7
21
38
159
3
11
18
2
11
6
12
25
9 to 12
26
12
44
8
2
2
2
1
23
31
28
12
2
1
1b
10
52
135e
16
20
163
18
1
10
59
35
Silvermead
2
2
25
122
El
15
85
2
60
4
106
33
32
19
24
92
4
37
175
165
68
11
7
1
18
13
8
66
23
1
9
169
1a
179
14
9
2
126
31
155
135d
14
2
28
5
12
120a
102
16
El Sub Sta
17
165a
173
3a
135c
11
11
6
177
12
34
104
18
40
2
1
9
71
1
57
24
1
115
1
137
11
46
24
21
114
1
26
Shamrock
Sandyacres
1
19
18
19
150
14
12
14
8a
17
2
15
29
29
135a
11
120
118
22
145
24
2
1
11
102
210
31
15
Sub
3
1
11
14
16
2
110
6
29
24
43
49
22
37
4
7
7
51
11
30
2
20
1110
18
2
35
26
1
21
27
14
34
1
Lodge
23
1 to 9
51
8
11
30
1
8
25
8
2
2
6
29
15
20
Biggleswade Hospital
2
8
6
17
Edward Peake
26
17
15
Middle School
7
1
35
14
15
10
6
9
23
22
6
2
ESS
25
14
41
18
14
24
2
17
65
1
7
29
1
15
11
31
49
84
13
178
104
22
5 to 8
87
1
1
135b
9
34b
46
2
9
114
46
6
1
11
10
27
26
5135
85
Churchill Court
2
PO
43
168
34a
5
17
90
29
1
3
48
14
117
to
41
93
6
31
28
1a
119
39
2
73
1d
7
47
2
1
11
18
40 19
12
2
95
12
38
1b
136
34
1f
PH
2
30
23
34d
74
12
94
81
13 to 16
135e
149
21
1
17
22
1
1
67
1
102
59
35
2
34 to
48
133
50
1
14
89
25
2311
15
36
ESS
1c
26
50 to 56
61
11
35112b
45
78
200
92
37
182
14
1a
32
126
2
51
83
129
79
53
136
48
31
21
112a
1
135d
41
28
31
33
34e
12
76
6
63
2
135c
4
76
1b
7
1c
48
24
18
1
9
1
71
24
34c
57
5
7
36
124
13
6
42
24
29
37 2
34
97a
1 to 4
112
12
1
25
19
18
18 to
32
150
14
26
139
13
45
135a
95a
55
1
11
24
1
58
82
192
19
2
97
2
9 to 12
64
138
75
32
2
50
25
1
2 to 1
6
65
111
12
14
29.9m
31.5m
29.3m
32.6m
30.2m
31.9m
30.1m
32.8m
31.6m
32.6m
31.8m
29.0m
31.4m
29.8m
32.6m
29.5m
32.6m
30.7m
33.2m
29.5m
32.8m
31.3m
29.8m
30.1m
B 10
40
POTTON R
OAD
CARTERS MEADOW
VIE
W
SYCAMORE
WAK
ES R
OW
SALE MEWS
ROWLETTS VIEW
CLOSE
WILLIAMS COURT
GARDENS
DODIMEAD WAY
GARDENS
HO
LLY CLO
SE
SANDY
ASHLEY GARDENS
DODI
MEA
D W
AY
COLLINGS CRESCENT
FISH
ER M
EAD
NURSERY
PINE CLOSE
BODDINGTONBODDINGTON
MO
UN
TBATTEN D
RIVE
FURZ
ENHA
LL R
OAD
PRESLAN
D D
RIVE
MAPLE CLOSE
POPLAR
GARDENS
ASH R
OAD
JUBILEE
CLOSE
NORT
HFIE
LDS
UR
BAN W
AY
CLO
SE
BODDING
TON G
DNS
SALC
OM
BE C
LOSE
DEVON DRIVE
COMPTON MEAD
EXMO
OR AVENUE
TORQ
UAY CLOSE
DA
RTM
OO
R W
AY
STRATTON W
AY
LABUR
NH
AM R
OAD
BELLINGHAM
RE
DM
AN
GA
RD
EN
S
BANK'S ROAD
EAST WALK
BODDING
TON G
DNS
PL
POTTON ROAD
LIME TREE W
ALK
BOOTHEY CLOSE
CRICK ROAD
SHERRINGTONGROVE
HUNT ROAD
WARREN CLOSE
ROAD
RO
WAN
AVENU
E
NEWTO
WN CO
URT
STON
ELAND
WILSHERES
WIN
STON
CR
ESCEN
T
COMPTON MEAD
UR
BAN W
AY
BODDINGTON GARDENS
Sewage Pumping Station
TCB
LB
El Sub Sta
LB
LB
LB
JubileeRecreation
Play Area
Ground
El Sub Sta
El Sub Sta
El Sub Sta
El Sub Sta
Sta
Ppg Sta
Balancing Pond
El Sub
Sta
Cemetery
El Sub Sta
El
El Sub Sta
Sub
El Sub Sta
El Sub Sta
Drain
*
*
* *
*
**
0 50 100 metres
© CSA Landscapes Ltd. Do not scale from this drawing. Refer to figured dimensions only.
Dixies Barns, High Street,Ashwell, Hertfordshire SG7 5NT
01462 [email protected]
tew
Project
Title
Client
Drawing No.
Scale
Date
Rev
Drawn
Checked
Rev Date By Description
*
Land North of Biggleswade
Draft Allocated Site-Concept Masterplan
Hallam Land Management Ltd
CSA/2874/124
1:2500 @ A2
July 19
J
RC
RR
A 16.01.19 RCAmended to reflect client'scomments
Vehicular access point
Opportunity to enhanceexisting recreational area
New tree belt to create wildlifecorridor and provide appropriatenoise buffer to new development
DEVELOPMENT FOR 227 NEW HOMESCURRENTLY UNDER CONSTRUCTION
Jubilee Recreation Ground
Edward Peake Middle School
PO
TT
ON
RO
AD
Biggleswade Hospital
To Biggleswade Town CentreP O T T O N
R O A D
Site boundary: 16.96ha
Potential residential area: 11.21haUp to 416 dwellings @ 37 dph
Proposed vehicular access point
Potential spine street throughthe development
Existing public footpath
Existing bridleway
Existing Sustrans Route 12
Existing main vehicular routes throughBiggleswade & existing bus stops
Existing vegetation
Potential public open space(including new landscaping & treeplanting, play areas & SuDS features)
Potential sustainable drainagefeatures (SuDS)
Potential play provision for children &young people
Trim trail stations
Potential combinedcycle/footways
B 28.01.19 BRY Minor amendmentsC 30.01.19 BRY Minor amendments
ROAD
FUR
ZENH
ALL
Stratton Way Play Area
The Kings ReachPublic House
Pedestrian and cycle links
D 31.01.19 BRY Minor amendmentsE 13.02.19 JFB Minor amendments
Potential allotment and carpark
F 26.02.19 BRY Site boundary amendmentsG 14.05.19 SM Minor amendmentH 25.05.19 BRY Minor amendments
Consented development underconstruction/recently completeddevelopment
I 28.06.19 BRY Minor amendmentsJ 10.07.19 SBW Easement amendments
To Peterborough and the North
To London
New landscaping to create softdevelopment edge
**
Potential allotment and car park
Vehicular access point
Trim trail stations
New landscaping to create soft development edge
B
B
BJubilee Recreation Ground
13PAGE
5.3 VARIATION – CREATING DISTINCTIVE CHARACTER AREAS
It is envisaged that the Site can accommodate up to 416 dwellings at an average net density of 37 dwellings per hectare (‘dph’). This equates to a gross density 25 dph.
Within this overall density framework, there will be variation in the density and form of the new homes. When combined with landscape and building form, this will assist in providing different areas of recognisable character, as follows:
• Higher densities along the principal streets and spaces, such as the central green, will create stronger and more continuous frontages to assist in enclosing and framing the key movement routes and focal spaces.
• Lower density development comprising predominantly of detached houses overlooking the northern boundary. This will combine with new landscaping in this part of the Site to create an appropriate and sensitively considered transition between the built environment and the countryside beyond.
• Lower density development of mostly detached and semi-detached dwellings fronting the green corridor running through the heart of the Site.
This approach to the design of the development will allow the creation of a distinctive new neighbourhood, rather than a monotonous area of housing which lacks any character. The variation in character will add to the legibility of the new neighbourhood and help to create a strong sense of place. This approach will be supported by a carefully considered approach to locating key buildings and groupings at
important locations within the development, such as:
• To create a strong gateway to the development from Furzenhall Road, clearly defining the principal access and creating a sense of arrival.
• To mark the importance of the central green to reflect its status as the development core and primary community focal point.
• To terminate key views along the development streets, particularly along its principal streets.
• To mark key corner locations within the development, particularly at pivotal location such as where the principal streets have a pronounced change in direction.
At the detailed design stage, the key buildings and groupings will be designed to mark their importance in the streetscape by a range of methods, including:
• More elaborate detailing.
• An increase in eaves or storey heights.
• Enclosure to front gardens – walls, railing and/or hedging.
• Use of more contemporary materials and building styles.
THE DEVELOPMENT WILL:
• Create a distinctive new neighbourhood underpinned by a variation in character that responds to different aspects of the Site.
• Possess a strong sense of place and legibility.
• Be welcoming for residents and visitors alike.
05 D
ISTI
NC
T ID
ENTI
TY
Figure 5.2: Key Design Principles.
Furzenhall Road: The existing road is to be retained within a green corridor incorporating new landscaping
Green Corridor: Linear area of open space containing a new pedestrian route aligned with existing public footpath to the east
Spine Streets: The spine streets run through the heart of the development and form part of a legible movement framework
Gateway: Formally landscaped area of open space located to the east of Furzenhall Road to mark gateway to development. Opportunity may exist to improve existing public open space to west of Furzenhall Road
Central Green: Centrally located area of open space to provide a community focal point for the new homes
Sustainable Drainage (SuDS): An attenuation basin will contribute to the biodiversity of the Site, as well as managing the flow of surface water during periods of heavy and persistant rainfall
Western bounday: Large area of green infrastructure to certain new woodland, thicket and tree planting together with new allotments, a community orchard and a SuDS feature
Northern bounday: New tree and hedgerow planting will combine with new public open space to create a soft development edge
Children’s Play: New children’s play areas will cater for a range of age groups, including teenagers
15PAGE
6.1 A THRIVING PUBLIC REALM
Despite the Site’s relatively small size, it will still be designed to be a thriving and sustainable community. The existing public rights of way will create the basis for a vibrant and busy public realm as they are already well-used. The development will complement this vibrancy by:
• Locating the new homes on a central area of open space containing a new children’s play area to create a community focal point.
• New pedestrian and cycle connections will maximise integration with the existing public rights of way to encourage pedestrian and cyclist movement through the Site. This will inherently create a vibrant development where there will be good opportunities for social interaction and a greater feeling of safety with ‘eyes on streets’.
• The green spaces will be attractively landscaped and cater for a number of informal activities such as children and young person’s play within the play areas, informal play within the areas of public space, exercise along a new trim trail and the growing of fruit and vegetables within the allotments.
• An attractive public realm will encourage movement within the development and to wider area.
6.2 PUBLIC ART
In accordance with the Central Bedfordshire Design Guide, a development of this size will require public art as an integral part of the public realm. It is considered that this presents an
exciting opportunity for a local community group or a local school to be involved in the design of the public art. A Public Art Plan will be submitted as part of the outline planning application, which will detail the nature and purpose of the public art, the process for community liaison and engagement and responsibility for future care and maintenance.
THE DEVELOPMENT WILL:
• Create a thriving and vibrant new neighbourhood through a high-quality public realm.
• Provide public art designed by the local community.
06 C
OM
MU
NIT
Y RO
OTS
Figure 6.1: Focal Points Diagram.
Focal points
Focal point frontages
Key focal point buildings
Key views to focal points
Green frontage - focusing onto open spaces
7.1 A DIVERSE MIX OF NEW HOMES
The new homes will be designed to create a balanced, mixed and diverse new neighbourhood, as follows:
• Family homes of varying sizes, typically 3-5 bedroom types.
• Starter and smaller homes suitable for first time buyers, typically 1-2 bedroom types.
• Affordable homes, including affordable rent and shared ownership types.
• 1 and 2 bedroom bungalows.
7.2 AFFORDABLE HOMES
In accordance with Central Bedfordshire Council’s requirements, the development will provide a proportion of the new homes as affordable housing, including both affordable rent and other intermediate tenures, including shared ownership.
At the detailed design stage, the affordable housing will be distributed throughout the development.
THE DEVELOPMENT WILL:
• Provide up to 416 dwellings.
• Include affordable housing.
• Comprise a range of dwelling sizes.
7.3 CUSTOM BUILD HOUSING
The development will include some serviced plots to help meet the demand for Custom Build Housing. At the outline application stage, the section 106 agreement will cover issues including timescales and phasing of the serviced plot’s delivery, appropriate marketing of the plots to custom builders and length of time after which unsold plots will be returned to the developer. The serviced plots will have access to a public highway and have connections for electricity, water and waste water, and gas if applicable.
7.4 SUSTAINABLE HOMES
The new homes will be designed to meet national and local targets in respect of reducing energy demand, carbon emissions and energy efficiency. At the detailed design stage, there will be a focus on fabric performance and the provision of efficient heating systems, together with installing energy efficient appliances. Equally, the demand for water will be reduced through installing water efficient products, such as spray taps and dual flush toilets, together with providing a water butt in each garden for watering plants. 07
RIC
H M
IX
17PAGE
7.5 DESIGNING FOR QUALITY
The new homes will display a diversity of architecture and commitment to high quality design that reflects the local vernacular and local building traditions. The diverse mix of new homes will include garden apartments, mews houses, coach houses, terraced cottages, townhouses, semi-detached homes and detached family houses.
Such a wide range of building types will create the basis for rich and varied streetscenes, which will include for example, traditional terraced streets, apartments contained within buildings resembling a fine country house or a complex of buildings arranged to reflect the character and appearance of converted barns.
At the detailed design stage, the homes will be designed to cater for a range of living arrangements, including houses with large open plan family rooms and those with subdivided living spaces. Other variations will include different approaches to garden sizes and more adaptable designs to allow for adaptation over time to respond to changes in occupants needs and lifestyles.
Central Bedfordshire Council place great emphasis on new development to be of the highest possible quality, ensuring that the places created now provide a lasting legacy and are locally distinctive. In accordance with the design principles that underpin the Central Bedfordshire Design Guide, it is recognised that design encompasses far more than the aesthetics of a building. It also involves the space around buildings, the features required to make the buildings
function successfully (parking, garden space, access for people with disabilities) and the way in which buildings and spaces can mitigate and adapt to the effects of climate change. Key design principles shall include:
• Buildings which are appropriate in scale and design to their setting – taller buildings up to 3 storeys in height will line the principal streets to mark their importance whilst building heights will reduce to towards the countryside edges.
• Contributing positively to creating a sense of place and respecting local distinctiveness through design, layout, use of material and landscaping – key buildings will terminate vistas, street tree planting will provide emphasis to the development’s principal streets and lower density development will be located towards the countryside edges.
• Materials will reflect the local vernacular and include red brick, buff brick, white and cream render, red plain tiles and slate tiles. The opportunity may also exist to use more contemporary materials, such as on key buildings to reflect their landmark status.
• Respect the amenity of adjacent properties and their occupiers through sufficient back-to-back distances and appropriate new landscaping.
• Provide adequate parking provision in accordance with Central Bedfordshire’s parking standards.
• Enhance community safety – the new dwellings will create high levels of natural surveillance, whilst outdoor activity will be encouraged to create ‘eyes on streets’.
07 R
ICH
MIX
• Maximise connectivity between the adjacent countryside, the Site and the existing settlement edge to create a truly integrated development. This will include new connections to the existing rights of way and new pedestrian and cycle routes which align with the adjacent public rights of way.
• Promote the use of shared space and passive speed management measures to encourage safe vehicular movement through the Site.
• Provide soft and hard landscaping, greenspace and green corridors appropriate in scale and design to the development and its setting with appropriate linkages for wildlife and pedestrian access to existing landscape features, corridors and green infrastructure.
Marston Fields
Ampthill
19PAGE
8.1 AN INTEGRATED LANDSCAPE FRAMEWORK
The structure of the green infrastructure will respond to the assessed influences and opportunities of the Site, as follows:
• Create a landscaped edge to the northern boundary to assist in assimilating the new homes into their wider landscape setting.
• Maintain Furzenhall Road within a green corridor.
• Maximise integration between the adjacent countryside, the Site and the existing settlement edge.
• Provide a significant area of open space alongside the railway line.
• Focus the new homes upon a central area of open space, with other open space connections linking it to the development’s wider green infrastructure provision.
• Maintain wildlife connectivity through the Site and maximise opportunities for ecological enhancements.
8.2 LANDSCAPE DESIGN PRINCIPLES
• Creation of multi-functional open spaces which will incorporate new recreational opportunities, habitat creation, new native tree and hedgerow planting; and the creation of new areas of meadow grassland.
• The central green will have a more formal character in comparison to the other areas of open space. A children’s play area located within the central green presents the opportunity to incorporate elements of natural play and to be designed to enable children with disabilities the same play opportunities as other children.
• New allotments and community orchard located within the western part of the Site. The opportunity exists for some of the allotments to allow disabled access.
• It is envisaged that a SuDS feature will be located within the south western corner of the Site and will incorporate new landscaping to maximise its ecological and landscape value.
• Incorporate new tree planting within the residential areas to compliment the landscape-led approach to the development.
8.3 ECOLOGICAL MITIGATION AND ENHANCEMENT
The scheme will be designed to seek net gain of biodiversity. A number of ecological surveys have been carried out to identify which species the Site supports and inform the masterplanning and any required mitigation. An area of open space including a tree belt will be located along the railway line on the west of the site which will provide a wildlife corridor and area for mitigation – including the requirement for an artificial badger sett. Ecological enhancement will be provided within public open space at the site, to include native hedgerow planting, a community orchard, allotments and wildflower grassland, seeking habitat connectivity across the Site. Where practicable, SuDs features will also be utilised to provide biodiversity enhancements and habitats for a range of species.
THE DEVELOPMENT WILL:
• Provide a variety of open spaces reflecting on-site conditions and the Site’s wider context.
• Deliver a net increase in tree and hedgerow cover.
• Maintain wildlife connectivity through the Site.
• Offer ecological enhancements.
08 G
REEN
INFR
AST
RUC
RUE
Figure 8.1: Landscape Strategy.
Application boundary
Existing trees/vegetation
Woodland with understorey
Woodland without understorey
Thicket mix
Focal tree
Avenue/street tree
Ornamental tree
Native tree
Orchard tree
Ornamental hedge planting
Native hedge planting
Ornamental shrub
Aquatic planting
Bulb planting
Amenity grass
Wildflower meadow/long grassland
Mown grass footpath
Recreational footpath/cycleway/access route
Potential wildlife area/pond
Play areas
Potential location for play
Furzenhall Road for public bridleway
Existing public footpath
Timber seat
Trim trail station
Street Furniture
Softworks
Focal open spaceBuffer to railway
Countryside edge
Green corridors
Furzenhall Road entrance
Orchard
Allotments
21PAGE
8.4 GREEN INFRASTRUCTURE AND LANDSCAPE BUFFERS
The illustrative sections demonstrate how the proposed landscape treatment of the key landscape edges and green infrastructure can be delivered. For location of sections please refer to Figure 8.1 Landscape Strategy.
08 G
REEN
INFR
AST
RUC
RUE
Figure 8.2: Illustrative Landscape Section A-AA: Section Through South Eastern Boundary (1:150@A3)
Figure 8.3: Illustrative Landscape Section B-BB: Section Through Access Road and Green Corridor (1:150@A3)
23PAGE
08 G
REEN
INFR
AST
RUC
RUE
Figure 8.4: Illustrative Landscape Section C-CC Section Through Northern Boundary (1:150@A3)
Figure 8.5: Illustrative Landscape Section D-DD Section Through Open Space at Western Boundary (1:150@A3)
25PAGE
8.5 LANDSCAPE, ECOLOGY AND PLAY STRATEGY
The following table set out the planting and play strategy for the key landscape spaces. The following table provides an indication of appropriate species and is not intended to be prescriptive.
LANDSCAPE/ECOLOGY STRATEGY
LOCATION LANDSCAPE / ECOLOGICAL OBJECTIVES
Countryside Edge:
Provide a soft transition from the new homes to the countryside edge. Proposals will include new native hedgerow planting, and pockets of tree and thicket planting. Landscape proposals will include new native hedgerow planting, areas of thicket and tree planting, and species rich grassland creation. Occasional Native pine species will be included within the planting palette in order to reflect the wider landscape character evident on the Greensand Ridge to the north. Lighting design should be low key and sympathetic to the rural edge character.
Western Boundary:New woodland planting (to accord with Network Rail Guidance) will provide a buffer to the railway, and a new area of wildlife habitat. Proposals will include woodland edge habitat and woodland glades. Areas of amenity grassland will provide areas for passive and active recreation.
Furzenhall Road Gateway :Formal landscaping incorporating avenue and specimen tree planting, clipped hedgerows and ornamental shrubs and bulbs to provide attractive entrance to the development.
Green Corridors:Informal tree and shrub and hedge planting to provide attractive recreational routes through the development.
Eastern Boundary:Informal area of open space to provide a transitional area between new houses and the development to the east.
Central Open Space: Ornamental tree and shrub planting with areas of short mown grassland to facilitate recreation.
Allotments and Community Orchard:Perimeter of allotments to be defined by native treed hedgerows. The opportunity may also exist to incorporate fencing around the perimeter of the allotments, which can be designed to incorporate elements of public art. Orchard to be planted with fruit trees of local provenance. Meadow grassland to be sown beneath orchard trees to provide areas of additional habitat. Potential to provide wildlife pond and area of aquatic planting.
Street Trees: Ornamental trees of regular habitat and suitable stature for the space available.08 G
REEN
INFR
AST
RUC
RUE
PLAY STRATEGY
LOCATION/TYPE OBJECTIVES
Central Play Area:
Formal equipped Super LEAP/LAP play area for children aged 3-10 years. To be located within the central green in close proximity to surrounding residential areas. To include formal play and natural elements and setting to encourage adventurous and imaginative play.
Teenage Provision:
Formal equipped provision for young people providing age appropriate facilities, to be located in order of preference as follows:
1. The parcel of land owned by Central Bedfordshire Council located immediately to the south of the Site and to the west of Furzenhall Road.
2. Within the eastern part of the Site within the proposed green corridor between the proposed new development on the Site and the existing development immediately to the east.
3. To be located on a nearby recreation ground to be secured by way of a financial contribution.
Provision could include a seating/meeting area and / or outdoor gym equipment. Opportunities to be explored to provide a ball court to be located off the Site by way of a financial contribution. An on-site trim trail will also assist in providing appropriate provision for young people.
Trim Trail:A number of trim trail stations can be installed alongside recreational routes at the perimeter of the site for the benefit of health and exercise.
INDICATIVE SPECIES LISTS
Native Trees Quercus robus
Acer campestre
Prunus avium
Pinus sylvestris
Pinus nigra
Native Shrubs / Hedgerow Crataegus monogyna
Prunsus spinosa
Corylus avalana
Viburnum opulus
Rosa Canina
Street Trees Pyrus calleryana ‘Chanticlear
Acer campestre ‘Elsrijk’
Acer platanoides ‘Drummondii’
Ornamental Trees Prunus avium ‘Plena’
Sorbus Aucuparia ‘Asplenifolia’
Betula utilis ‘Jaquimontii’
Avenue Trees Tilia cordata ‘Greenspire’
Acer camperstive ‘Elsrik’
Formal Hedgerows Ligustrum ovalifolium
Fagus sylvatica
Carpinus betulus
Acer camperstive
Ornamnetal Shrub A mixed palette of ornamental shrubs will be used. At the detail design proposals should include a high percentage of flowering varieties of proven benefit to invertebrates & pollinators.
27PAGE
9.1 STRATEGIC AND SUSTAINABLE TRANSPORT
A Transport Assessment (TA) will accompany the future applocation. This TA will demonstrate how the development will:
• Mitigate the development’s impact on the local road network.
• Encourage sustainable modes of transport
• Relate to Biggleswade’s existing public transport network, particularly in links to the town centre and the town’s railway station.
• Implement a comprehensive travel plan promoting sustainable transport solutions and modal shift.
9.2 SITE ACCESS
Access to the site will be by way of an extension to the existing alignment of Furzenhall Road. A carriageway with a minimum width of 5.5m will be provided with a footway adjacent. Within the allocation land, Furzenhall Road where it fulfils a function as Bridleway 10, would be widened to 5.5m in width with footways on either side.
A priority (give-way) t-junction is proposed to be provided from Furzenhall Road, with movement priority afforded to the users of the bridleway. To the junction of the proposed access junction, the carriageway width would taper to the existing width of the bridleway.
9.3 SERVICES PROVISION:
The development will contribute, as necessary, to health, education and community infrastructure, and be provided with high-speed broadband.
09 IN
FRA
STRU
CTU
RE S
ERV
ICES
PR
OV
ISIO
N
Figure 9.1: Site Access Proposals
30.32
30.30
30.21
30.16
30.12
30.12
30.10
30.11
30.11
30.08
30.0830.08
30.09 30.17
30.28
30.13
30.23
30.32
30.2530.24
30.30
30.36
30.30
30.36
30.44
30.40
30.54
30.59
30.78
30.71
30.94
30.96
31.18
31.19
31.31
31.31
31.48
31.40
31.56
31.57
31.63
31.63
31.67
31.71
31.68
31.65
31.53
31.58
31.43
31.38
31.26
31.24
31.07
31.02
30.83
30.75
29.37
29.03
29.00
28.93
28.80
28.71
28.57
28.46
28.27
28.22
28.16
28.23
28.21
28.07
27.99
27.97
27.81
27.68
27.64
27.55
27.30
27.27
27.31
27.23
27.24
27.11
27.04
27.13
27.35
27.30
27.48
27.57
27.56
27.59
27.57
27.71
27.92
28.01
28.06
28.32
28.43
28.35
28.45
28.38
28.31
28.28
28.37
28.49
28.62
28.70
28.85
28.87
28.99
29.08
29.36
29.39
29.21
29.04
28.88
28.85
28.83
28.88
28.93
29.07
29.20
29.41
29.60
29.72
29.90
29.99
29.95
29.98
29.98
29.65
29.37
29.22
29.07
28.82
28.44
28.20
27.96
27.60
27.86
28.15
28.51
28.70
28.83
29.20
29.40
29.71
29.68
29.61
29.57
29.53
29.36
29.14
28.90
28.77
28.63
28.59
28.62
28.67
28.75
28.62
28.52
28.46
28.50
28.58
28.78
28.97
29.11
29.33
29.22
29.21
29.24
29.05
28.83
28.52
28.38
28.15
27.75
27.54
27.73
27.87
28.05
28.21
28.49
28.52
28.58
28.07
27.91
27.6827.66
28.76
28.81
28.64
29.12
28.99
28.87
28.76
29.42
29.24
29.05
28.99
28.99
29.06
29.21
29.23
29.34
29.48
29.67
29.77
29.89
30.06
30.19
30.11
30.15
30.15
29.82
29.51
29.40
29.38
29.08
28.74
28.50
28.20
28.44
28.80
29.10
29.37
29.60
29.70
29.80
30.15
30.35
30.37
30.32
30.45
30.27
30.03
30.03
29.95
29.83
29.68
29.60
29.50
29.37
29.34
29.27
29.21
29.24
29.46
29.64
29.47
29.46
29.48
29.54
29.63
29.81
29.94
30.01
30.16
30.21
30.24
30.27
30.51
30.56
30.51
30.51
30.47
30.28
30.11
29.94
29.84
29.53
29.25
29.01
28.68
28.80
29.18
29.49
29.67
30.03
30.11
30.32
30.55
30.63
30.66
30.64
30.71
30.61
30.49
30.47
30.44
30.33
30.31
30.21
30.07
29.91
29.79
29.74
29.66
29.72
29.98
30.17
29.90
29.85
29.94
30.06
30.19
30.40
30.44
30.48
30.59
30.60
30.58
30.66
30.80
30.70
30.73
30.69
30.73
30.63
30.36
30.22
29.93
29.58
29.29
28.99
29.03
29.39
29.67
29.98
30.28
30.42
30.57
30.78
30.85
30.85
30.85
30.85
30.81
30.72
30.70
30.70
30.66
30.62
30.55
30.47
30.35
30.25
30.15
30.02
30.10
30.33
30.43
30.17
30.16
30.27
30.40
30.56
30.65
30.68
30.68
30.75
30.79
30.79
30.83
30.96
30.86
30.84
30.79
30.77
30.65
30.44
30.29
29.92
29.65
29.30
29.31
29.73
29.97 30.19
30.43
30.71
30.86
30.84
30.82
30.87
30.94
30.86
30.79
30.85
30.86
30.82
30.78
30.75
30.67
30.55
30.41
30.32
30.23
30.44
30.67
30.45
30.54
30.66
30.70
30.82
30.84
30.81
30.83
30.88
30.90
30.86
30.95
30.93
30.85
30.84
31.03
30.86
30.55
30.26
30.09
29.81
29.5829.20
29.19
29.43
29.84
30.08
30.29
30.48
30.79
31.03
30.81
30.87
30.82
30.92
30.92
30.95
30.92
30.86
30.85
30.85
30.81
30.75
30.73
30.69
30.64
30.65
31.30
31.28
31.21
31.10
31.07
30.98
30.85
30.59
30.49
30.41
29.77
29.62
29.3529.23
29.05
28.85
29.71
29.52
28.79
28.69
29.43
29.44
28.63
28.50
29.19
28.91
28.25
28.08
28.55
28.09
28.11
27.84
27.64
27.63
27.55
27.49
27.41
27.32
27.41
27.34
27.27
27.21
27.20
27.15
27.10
27.09
27.08
26.98
26.88
26.80
26.74
26.75
26.82
26.80
26.87
26.89
26.95
26.95
CL 27.20IC
27.23
27.19
26.94
27.08
26.89
28.11
27.26
27.00
PO
26.7527.43
27.4826.75
27.43ToW
27.08
27.37 27.07
27.55
27.80
27.78
28.0927.94
28.1628.50
28.39
28.32
28.55
28.77 28.58
28.8229.01
29.1128.98
29.1829.29
29.3829.16
29.1729.39
29.25
29.33
29.50
29.64
29.94
30.15
30.41
30.63
31.11
31.07
31.02
31.09
31.06
31.07
31.08
31.06
31.05
31.05
30.83
30.70
30.55
30.49
30.33
30.19
30.07
29.83
29.59
29.55
29.45
29.46
29.54
29.66
30.99
31.01
31.16
30.99
30.8830.89
30.85
30.80
31.06
30.90
30.89
30.95
31.07
30.95
30.83
30.88
29.19
29.26
29.38PO
29.11
28.95
29.2129.28
PO PO
PO
29.19
29.27BARRIER
29.06
29.16
29.30
29.11
PO
PO
30.1230.20
30.0729.97
29.83 29.86
29.8329.70
29.89
TV
WM
30.00
LP
TV
WM
TC
30.05
30.08
30.21
30.23
30.20
30.0629.8329.92
29.9230.01
29.92
29.78
29.59GG
29.53
29.6329.42
29.25
29.35
29.16
29.13
29.23
29.02
29.01
29.01
29.10
29.25
29.15
29.30
29.41
29.5229.62
29.6729.81 29.80
29.93
CL 29.95MH
29.94
29.99
30.02
LP
30.03
30.02
29.99
29.96
30.03
TV
MP
WM
FH
TCTV
WM29.74
29.59
WM
TC
TC
29.5129.4429.3829.32WM
TV29.33
WMTV
29.12
29.11
29.29
29.46
29.86
29.54GG
TC
CL 29.88IC
SV
29.21Lime 12h
29.32
29.50
29.68
29.82
29.84
UK 8h
WBSI(Pub.Path)
30.77
30.58
30.23
29.90
29.98
29.87
29.82
30.1630.17
30.2330.37
30.27GG
30.3330.45
29.97
29.88
29.78
29.76
29.75
29.71
29.75
29.70
29.68
29.68
29.70
29.67
29.67
29.65
29.68 29.68
29.67
29.67
29.68
29.66
29.64
DC
29.63
29.61
29.63
29.80
29.77
29.81
29.93
30.16
30.29
30.36
30.50
30.53
30.53
30.65
30.61
30.62
30.59
30.81
30.76
30.59
29.83
29.83
29.83
CL 29.79IC
29.66
CL 29.63MH
29.64CL 29.67MH
29.63
29.63
29.74
29.74
29.7629.69
29.68
30.03
29.71
29.95
29.81
29.67
29.70
30.10
30.22
30.51
30.58
30.65
30.81
30.53
30.47
30.2
7
CL 30.14MH
CL 30.24MH
UK 12h
30.62
30.8030.87
30.79
30.92
31.11
31.32
31.49
31.58
31.4631.59
31.44
Dense Vegetation 1-2h
31.1331.12
31.26
31.38
31.40
31.13
31.12
31.01
30.96
30.86
30.65
30.61
30.76PO
PO
30.74
30.68
30.60
30.74
30.79
30.87
30.89
30.93
30.90
30.90
30.9430.91
30.85
30.92
30.87
30.83
30.80
30.76
30.6530.75
30.70
30.75
31.16
31.12
31.28
31.36
31.43
31.48
31.57
31.58
31.59
32.13
31.86
31.13
31.13
31.15
31.04
30.85
30.83
30.61
30.42
30.30
30.35
30.33
30.35
30.35
SVSV
PO
CL 30.35MH
30.51
30.78
31.05
31.24
31.37
31.45
31.54
31.57
31.47
31.43
31.45
31.57
31.55
CL 31.58MH
PO
31.60
31.74
31.97
31.99
31.97
31.86
31.76
31.75
31.82
31.76
31.67
31.60
31.42
31.07
30.98
30.67
30.52
30.28
30.03
29.85
29.71
29.50
29.52
29.62
29.73
29.90
30.08
30.33
30.50
30.79
30.99
31.13
31.47
31.72
31.91
31.91
31.96
31.92
31.94
32.03
32.21
32.18
32.21
31.96
31.87
31.71
31.53
Hedge 1.8h
31.82
31.73
31.5731.56
31.57
31.52
31.51
Hedge 2.0h
31.53
31.68
32.34ToW
31.61
31.70
31.60
32.98ToW
31.52
31.35
31.02
30.86
Hedge 3.0h
30.94
30.38
30.28
30.35
30.74
30.74
30.61
30.34
30.27
30.38 30.56
30.65
30.71
30.83
31.05
Hedge 2.0h
30.83
30.64
30.66
30.65
30.76
32.01
31.86
31.72
31.50
31.20
30.44
30.33
30.00
29.80
29.69
29.80
29.61
29.62
29.5829.71
29.91
29.94
29.98
30.05
30.19
30.35
30.45
30.66
30.75
30.76
30.80
30.92
31.15
31.15
31.04
30.93
30.90
30.84
30.75
30.58
30.32
30.11
29.92
29.71
29.57
29.54
29.59
29.83
29.57
29.40
29.37
29.48
29.45
29.29
29.18
29.04
28.88
28.73
28.46
28.40
28.11
27.70
27.78
27.78
27.67
27.67
27.42
27.27
27.05
27.03
27.01
27.12
27.12
27.01
26.92
26.7526.6326.84
26.85 26.85
26.84
POSV
SVCL 26.84MH
26.6226.78
26.7626.49
26.8227.08
27.52 27.22
27.4127.84
28.19
27.67
27.8328.32
28.5028.03
28.29
28.29
28.56
28.55
28.56
28.57
29.03
28.94
28.5628.73
29.0329.12
29.53
28.57
28.27
28.58
28.47
28.69
28.04
28.55
28.53
28.28
28.23
28.34
28.01
28.26
28.22Apple 4h
27.86
28.33
28.01
28.0128.11
27.95
28.12
28.28
27.99
28.41
28.20
Apple 6h28.42
28.67
28.67
28.67
28.61
28.88
29.0329.11
29.13 29.43
28.99
29.4329.51
29.23
29.52
29.8029.86
0.1X1.0H
30.04
29.71
29.96
30.08
29.90
30.04
30.58
Hedge 2.5h
30.01
30.18
30.39
30.68
30.72
30.92
31.22
33.65EL
35.35RL
35.75RL
34.23EL
38.63RL
38.43RL
38.15RL 38.31
RL
38.13RL
38.06RL
37.99RL
37.94RL
38.13RL
38.29RL
38.48RL
36.68EL
36.33EL
36.15EL
36.16EL
35.97EL
36.06EL
36.13EL
36.31EL
36.37EL
36.48EL
36.55RL
36.32RL
38.62RL
38.62RL
38.40RL
37.98RL
35.99RL
32.81EL
32.49EL
33.15EL
33.52EL
33.69EL
33.83EL
33.34EL
32.78EL31.31
ToW
31.02ToW31.02ToW
31.47ToW
31.43ToW
31.06ToW
30.96ToW
31.28ToW
31.01ToW
LP
TP
30.43
30.52
30.67
30.66
30.75
TV
30.87
30.80
30.80
WM30.76
TV
WM
30.65
30.61
WM
WM
Grass
30.50
TV
30.43
30.39
30.66
Concrete
Wall
I/R 1.2h
I/R 1.2hI/R 1.8h
I/R ?.?h
Foot
way
- As
phal
t
P/R
1.0
h
P/R
1.0
h
C/B 2.0h
Foot
way
- A
spha
lt
Footway - Asphalt
Pan 2.0h
Wall 2.0h
Wall 2.0h
Concrete
P/R 0.6h
Asphalt
Concrete
Concrete
I/R 1.6h
C/B 2.0h
C/B
2.0h
Asphalt
Concrete
Conc.
C/B 2.0h
Pan 2.0h
C/L 1.2h
C/L 1.0h
Wall
C/B 1.3h
Wall
C/B 2.0h
C/B 2.0h
OHLOHL
OHL
C/B 2.0h
C/B 2.0h
C/L 1.2h
Concrete
I/R 1.3h
I/R 1.3h
C/B 1.8h
C/L 1.3h
P/R 1.3hP/W 1.3h
C/B 1.8h
C/L 1.0h
C/L 1.6h
P/W 1.0h
I/R 1.0h
Wall 1.0h
C/L 1.0h
OH
L
30.63
30.90
31.10
31.27
31.32
31.49
31.43
31.51
31.49
31.44
31.52
31.45
31.44
31.60
30.61
30.74
30.58
30.47
30.24
30.45
30.76
30.99
30.98
31.12
31.05
31.14
31.36
31.56
31.54
31.12
31.19
31.02
30.91
31.03
30.95
30.73
30.53
30.55
30.89
30.91
30.98
31.08
31.02
31.16
31.3431.36
31.45
31.41
31.19
31.16
31.15
31.03
30.94
30.89
30.88
30.8530.83
30.87
31.05
31.05
31.19
31.21
31.37
31.1231.12
31.28
31.04
31.07
30.75
30.62
30.5230.50
30.63
30.74
30.89
30.82
30.84
30.59
30.49
30.48
30.35
30.34
30.10
30.22
30.24
30.26
29.95
29.82
29.93
29.60
29.89
29.79
29.55
29.50
29.47
29.46
31.36
31.34
31.16
30.97
30.91
30.8231.04
31.1831.19
31.05
30.97
30.81
30.8230.78
30.62
30.47
30.53
30.21
30.21
29.63
29.45
29.22
28.84
28.35
27.92
27.38
27.47
27.54
27.71
27.94
28.24
28.01
27.75
27.59
27.36
27.33
27.45
28.04
28.54
28.94
29.32
29.57
29.80
29.94
30.12
30.34
30.31
30.24
30.29
30.24
30.03
29.78
29.74
29.48
28.99
28.45
28.00
27.37
27.29
27.37
27.60
27.66
27.65
27.45
27.49
27.37
27.26
27.28
27.20
27.58
28.06
28.65
29.15
29.41
29.32
29.86
29.82
29.98
29.95
30.0630.06
29.84
29.69
29.67
29.71
29.49
29.16
28.98
28.70
28.45
27.88
27.41
27.0126.95
27.18
27.17
27.07
27.05
26.75
26.80
26.95
26.82
26.87
26.77
26.52
26.60
26.87
27.15
27.59
27.86
28.21
28.62
28.55
28.98
29.19
29.26
29.32
29.67
29.65
29.50
29.31
29.27
29.15
29.08
28.72
28.47
28.07
28.03
27.80
27.68
27.21
27.46
27.70
27.63
27.86
28.24
28.78
28.87
29.02
29.12
29.02 29.34
29.15
29.09
29.04
28.86
28.79
28.65
28.32
27.92
27.58
29.05
29.05
29.15
28.94
28.94
28.87
28.73
28.62
28.18
27.96
30.33
30.35
30.35
30.39
30.48
30.5030.4830.48
30.32
30.33
30.39
30.49
30.51
30.54
30.56
30.60
30.66
30.76
30.75
30.73
30.69
30.66
30.58
30.50GV
WM
MPFH
FH
WM
WM
WM
TV
TV
WM
WM
TV
TV
WM
WM
WMMP
WM
WM
30.45
30.39
30.43
30.33
30.41
30.37
30.50
30.44
30.47
30.56
30.50
30.50
30.62
30.57
30.51
30.56
30.59
30.63
30.64
30.61
30.65
30.77
30.77
30.72
30.70
30.67
30.59
30.53
30.58
30.6130.6130.57
30.56
30.46GG
30.46GG
30.45
30.3430.30
30.33
30.40
30.3530.37
30.45
30.57
30.61
TV30.66
30.68
30.71
30.70
30.7330.77
30.82
30.82
30.8330.89
30.86
30.76
30.79
30.79
30.77
30.51
30.40
30.49
30.48
30.41
30.41
30.45
30.44
CL 30.34MH
CL30.45IC
CL30.56IC
30.51
30.58
30.67
30.68
30.62
30.53
30.55
30.63
30.70
30.66
30.27
30.26
30.45
30.66
30.74
30.80
30.84
30.88
30.91
30.90
30.90
30.91
30.93
30.94
30.92
30.91
31.13
30.96
30.95
30.94
30.94
30.90
30.90
30.90
30.86
30.81
30.76
30.70
30.47
30.27
30.25
30.35
30.29
30.46
30.64
30.77
30.80
30.83
30.86
30.89
30.89
30.92
30.93
30.93
30.92
30.90
30.89
30.82
30.77
30.59
30.40
30.30
30.62
30.70
30.34
30.42
30.59
30.67
30.75
30.76
30.68
30.60
30.48
30.37
30.78
30.90
30.54
31.25
31.43
31.37
31.23
31.23
30.90
30.99
31.18
31.23
31.25
31.25
30.95
30.90
31.22
31.25
31.22
31.23
30.92
30.95
31.23
31.24
31.25
31.21
30.93
30.94
31.20
31.24
31.17
31.16
30.95
30.81
31.06
31.14
31.05
31.02
30.83
30.77
30.85
30.87
30.77
30.73
30.62
30.37
30.49
30.51
30.42
30.38
30.21
30.44
30.53
30.33
30.50
30.44
30.42
30.45
30.56
30.91
31.09
31.13
31.17
31.32
31.40
31.06
30.95
31.01
30.94
30.53
30.55
30.28
30.34
30.49
30.61
30.92
31.07
31.14
31.21
31.31
31.41
31.01
31.04
31.04
31.06
31.08
31.12
31.07
31.08
31.09
31.08
31.07
31.16
31.06
31.05
31.12
31.17
31.28
31.22
30.91
PO
30.90
30.54
30.57
30.41
30.43
30.23
30.21
29.98
29.94
29.63
29.75
29.3229.24
29.29
29.25
29.16
29.01
29.55
29.38
29.36
29.52
29.55
29.68
29.58
29.48
29.35
29.38
31.27
31.19
30.92
29.13
29.62
29.67
30.10
30.68
30.62
30.61
30.70
30.77
29.15 29.09
29.09
29.04
29.24
29.30 29.36
29.32
29.88
30.05
30.16
30.33
30.46
30.99
30.81
30.88
30.86
Temporary Fence 2.0h
Footway - Asphalt
Brick Setts
Gravel
Paved
Brick Setts
Brick Setts
Concrete
Concrete
Brick Setts
Grass
Concrete
Brick Setts
Grass
Concrete
Brick Setts
Grass
Brick Setts
Track
I/R 2.0h
I/R 2.0h
I/R 2.0h
I/R 2.0h
GarageSingle Storey
Brick Construction
GarageSingle Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Dense Vegetation 2-3hUnable to Survey
Grass
Edge of Cultivation
Grass
Edge of Cultivation
Grass
Edge of Cultivation
Grass
Edge of Cultivation
Grass
Edge of Cultivation
Shed
Shed
GarageSingle Storey
Brick Construction
GarageSingle Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Dense Vegetation 2hUnable to Survey
Unable to Survey
Dense Vegetation 1-2hUnable to Survey
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingSingle Storey
Brick Construction
Private DwellingSingle Storey
Brick Construction
GarageSingle Storey
Brick Construction
OH
LOHL
OHL
OHL
OHL
OHL
OH
L
OH
L
OH
L
OH
LO
HL
OHL
OHL
OHL
OHL
Footway - Asphalt
Footway - Asphalt
Footway - Asphalt
Footway - Asphalt
Wall
Wall
Wall
Wall
Wall
Wall
Wall
Stoneland Avenue
Asphalt - 20mph
Stoneland AvenueAsphalt - 20mph
Concrete
AsphaltAsphalt
ConcreteP/R 0.6h
P/R 0.6h
I/R 1.6h
Foot
way
- As
phal
t
GarageSingle Storey
Brick Construction
C/B
2.0
h
Hedge 3.0h
C/L 1.0h
Hedge 1.8h
Grass
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge
of C
ultiv
atio
n
Edge
of C
ultiv
atio
n
Edge
of C
ultiv
atio
n
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Temporary Fence 2.0h
Temporary Fence 2.0h
Temporary Fence 2.0h
Temporary Fence 2.0h
Temporary Fence 2.0h
Arable Land
Arable Land
Arable Land
Arable Land
Arable Land
Arable Land
Arable Land
Arable Land
Arable Land
Arable Land
Asphalt
Asphalt
Hedge 2.0h
Dense Vegetation 2-3hUnable to Survey
Grass
Grass
GrassGrass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Edge of Cultivation
Edge of Cultivation
Edge o
f Cult
ivatio
n
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge
of C
ultiv
atio
n
Edge
of C
ultiv
atio
n
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
I/R 1.4h
I/R 1.4h
I/R 1.4h
I/R 1.
4h
I/R 1.4h
Dense Vegetation 2.0h
Unable to Survey
Arable Land
Arable Land
Arable Land
Arable Land
Arable Land
Arable Land
Grass
Grass
Gravel
Gravel
Gravel
30
31
31
31
27
27
28
28
28
29
29
30
30
31
31
31
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
I/R 1.8h
Grass
Grass
Grass
Grass
Grass
Grass
GrassGrass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
GrassGrass
Grass
Railway Line
Railway Line
Railway Line
Railway Line
Railway Line
Asphalt
Asphalt
Asphalt
Asphalt
Asphalt
Asphalt
Asphalt
Arable Land
Arable Land
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Edge of Cultivation
Temporary Fence 2.0h
Temporary Fence 2.0h
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Grass
Unmade Ground
Unmade Ground
Unmade Ground
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick Construction
Private DwellingTwo Storey
Brick ConstructionPrivate Dwelling
Two StoreyBrick Construction
Private DwellingTwo Storey
Brick ConstructionPrivate Dwelling
Two StoreyBrick Construction
29.55
29.47
29.44
29.44
29.51
29.40
29.21
28.99
28.64
28.59
28.54
28.13
27.89
27.82
27.70
27.44
27.45
27.38
27.27
27.35
27.18
27.19
27.16
27.02
26.83
26.88
26.82
Winston Crescent
Asphalt - 30mph
Furz
enha
ll R
oad
Asph
alt -
30m
ph
Footway - Asphalt
Furz
enha
ll R
oad
Asph
alt -
30m
ph
Furz
enha
ll Roa
dAs
phal
t - 3
0mph
Furzenhall Road
Asphalt - 30mph
Dense Vegetation 2-3hUnable to Survey
Dense Vegetation 2-3hUnable to Survey
Asphalt
Grass
Grass
Peg
Peg
Peg
Peg
Peg
Peg
Peg
Peg
Asphalt
Asphalt
Asphalt
Grass
Grass
INDICATIVE
W ES
RESERVED COPYRIGHT
REVISION:DRAWING NO:JOB NO:
SCALE: DATE: DRAWN: CHECKED: APPROVED:
DateRev Details CheckedDrawnbyby
Approvedby
A1ORIGINALPLOT SIZE
PROJECT:
CLIENT:
TITLE:
STATUS:
A 24.05.19 Junction priority changed to bidleway SL JC JC
Transport Planning
Sheraton HouseCastle ParkCambridgeCB3 0AX
NOTES:1. Based on Survey Solutions Topographical Drawing No.s 22735ea-01 to 31 .
Hallam Land Management
Land at Biggleswade North
PreliminaryInternal Layout
FEASIBILITY
1:1,000 31.01.19 JA JC JC
1512-07 SK21 A
THE DEVELOPMENT WILL:
• Use a variety of street types with differing levels of scale and formality that reinforce the hierarchy of movement, ranging from a wider tree-lined main street to ‘traditional’ streets flanked by footways to more informal shared surface lanes and mews streets.
• Appropriately mitigate the traffic impact of the development.
• Take practical methods to provide more sustainable methods of transport.
9.4 FURZENHALL ROAD ACCESS
As part of the proposed vehicular access point from Furzenhall Road, investigation will be undertaken to identify and enhance the public realm and street scenes along Furzenhall Road to mitigate the impact of the development.
To enhance the street scenes along Furzenhall Road, the potential measures may be investigated and identified such as:
• Chicanes with wide tree planting and car parking;
• Raised table junctions with / without marked priorities;
• Single lane narrowing with no priority; and
• Gateway features.
These potential measures have been illustrated on a set of four visuals contained on the following four pages. These have been designed to be complementary to the existing road context where appropriate to ensure that any signage or road markings and with occasionally restricted carriageway widths all to contribute to slower speeds and a people friendly environment.
P O T T O N R O A D
W I N S T O
N C L O S E
W I N S T O N C R E S C E N T
L A N D N O R T H O F B I G G L E S W A D E
S I T E
V1
V2
V3
V4
F U R Z E N H A L L R O A D
Figure 9.2: Location of Visuals.
29PAGE
09 IN
FRA
STRU
CTU
RE S
ERV
ICES
PR
OV
ISIO
N
POTTON ROAD
FURZENHALL ROAD JUNCTION
PROPOSED NEW TREE PLANTING
LIME TREE WALK
1.8M TEXTURED SURFACE TO DELINEATE CHANGE IN SURFACE
COLOURED SURFACE AND/OR RAISED TABLE
VISUALISATION 1 - VIEW SOUTH WEST ALONG POTTON ROAD AT THE JUNCTION WITH FURZENHALL ROAD
VISUALISATION 2 - VIEW NORTH WEST AT THE JUNCTION WITH WINSTON CLOSE
1.8M TEXTURED SURFACE TO DELINEATE CHANGE IN SURFACE
COLOURED SURFACE AND/OR RAISED TABLE
KERB RADII TO BE REDUCED AND A NEW TREE PLANTED WITHIN A NEW GRASSED VERGE
TEXTURED CENTRAL SURFACE OVER RUNNABLE BY BUSES AND OTHER LARGE VEHICLES
NEW STREET LIGHTING
31PAGE
VISUALISATION 3 - VIEW NORTH EAST TOWARDS THE SITE AT THE JUNCTION WITH WINSTON CRESCENTVISUALISATION 3 - VIEW NORTH EAST TOWARDS THE SITE AT THE JUNCTION WITH WINSTON CRESCENT
09 IN
FRA
STRU
CTU
RE S
ERV
ICES
PR
OV
ISIO
N
TACTILE PAVING TO DELINEATE CHANGE IN
SURFACE
COLOURED SURFACE AND/OR RAISED TABLE
1.8M TEXTURED SURFACE TO DELINEATE CHANGE IN SURFACE
2.6M WIDE LANES TO REDUCE VEHICLE SPEEDS
NEW STREET LIGHTING
VISUALISATION 4 - VIEW NORTH EAST TOWARDS THE SITE ALONG FURZENHALL ROAD
PROPOSED NEW HOMES WITHIN THE SITE
POTENTIAL CHILDREN’S PLAY AREA
POTENTIAL BRICK PILLARS TO CREATE AN ENTRANCE FEATURE
INTO THE SITE
PROPOSED NEW AVENUE STREET TREE PLANTING ALONG
FURZENHALL ROAD EXTENDING THROUGH THE SITE
33PAGE
Throughout this brief the key proposed outcomes for the development of the site at Land North of Biggleswade have been set out. These are summarised below:
RESPOND TO THE SITE CONTEXT
• Assist in the sustainable growth of Biggleswade.
• Connect and add to the green infrastructure and retain existing routes.
• Introduce new landscape features, including new landscaping to the northern boundary.
• Be based upon a carefully considered Masterplan that integrates the developable area with the areas of green infrastructure.
• Maximise integration of the Site within the local area.
LANDSCAPE-LED APPROACH TO DESIGN
• Approximately 5.37 hectares of the Site to be green infrastructure.
• Strong open space connections with the adjacent countryside.
• A strong sense of place fostered by a strong relationship between the new homes and the open space they will overlook.
• New landscaping to create soft development edge to northern boundary.
• Mix of open spaces, including a central green, children’s play areas and allotments.
A SUSTAINABLE MIX OF NEW HOMES
• Up to 416 new homes, including family homes and smaller homes suitable for first time buyers.
• Affordable homes.
DESIGN FOR QUALITY
• High quality design to create a positive and lasting legacy.
• Buildings which are appropriate in scale and design to their setting.
• Respect amenity of adjacent residential properties.
• Enhance community safety, provide adequate parking and passive speed management measures.
• Distinctive character areas to create a strong sense of place and aid legibility.
10 S
UM
MA
RY
Principle National and Regional Local Plans
05: Distinct Identity(Page 11)
NPPF (2019)Paras 124-131
Draft Plan (2018)HA1: Small and Medium AllocationsHQ1: High Quality Development;HQ7: Public Art;SA4: 7, 8, 12 Use of site area and mitigationCC3: Flood Risk Management;CC4: Development close to watercourses;CC5: Sustainable Drainage
Core Strategy (2009)CS1: Development Strategy;CS14: High Quality Development:CS13: Climate Change:
06: Rich Mix(Page 13)
NPPF (2019)Para 72b & 72C
Draft Plan (2019) H1: Agreed Mix;H2: StandardsH4: Affordable;H6: Starter Homes;H7: Self Build
Core Strategy (2009)CS5: Providing Homes:CS7: Affordable Housing:
07: Green Infrastructure(Page 19)
NPPF (2019)Para 72a & 170d
Draft Plan (2019)HE1: Archaeology and Scheduled Monuments;HE3: Built Heritage;EE1: Green Infrastructure;EE2: Enhancing Biodiversity;EE3: Nature Conservation;EE4: Trees, Woodlands and Hedgerows;EE5: Landscape Character and Value;EE6: Tranquillity;HQ10: Small Open Spaces
08: Infrastructure Services Provision (Page 17)
NPPF (2019)Paras 72a & 72b
Draft Plan (2018)HQ3: Provision for Social and Community Infrastructure ;EE13: Outdoor sport, leisure and open space;HQ4: Indoor Sport and Leisure Facilities Core Strategy (2009)Policy CS3;
11 A
PPEN
DIC
ES
Dixies Barns, High Street, Ashwell, Hertfordshire, SG7 5NTemail: [email protected]
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