Policy information sourced from the Central Befordshire Local Plan

SA1: North of Luton

Land to the north of Luton, as identified on the Policies Map, is allocated for a mixed-use development consisting of approximately 3,600 dwellings and approximately 7 hectares of employment land for a mix of E(g), B2 and B8 uses.

Proposals for development within the area identified as the ‘Eastern Bowl’ on the Policies Map, will only be acceptable where additional evidence demonstrates that any impacts on the Chilterns AONB and heritage assets and their settings can be avoided, and if this is not possible, satisfactorily mitigated. The type and amount of development in the Eastern Bowl, and indicative mitigation measures, will be confirmed in the Development Brief.

Development proposals will be permitted where the principles set out below are met. These principles will be defined in more detail through the preparation of a Development Brief which will include a concept plan and an indicative phasing plan. Planning permission will only be granted for development following the Council’s endorsement of this Development Brief. A site wide Design Code(s) will also be required, followed by area specific Design Codes for each phase, to be prepared by the developer and approved by the Council.

In order to ensure the development will be supported by the local and strategic infrastructure needed to ensure sustainable development, the Council will refuse any piecemeal planning permission that would undermine the Council’s ability to deliver the required infrastructure.

The principles of the development are:

  1. The development will form a well-designed, sustainable urban extension to Luton that will provide a mix of uses necessary to achieve a sustainable and vibrant community, including:
    • Approximately 3,600 homes with an appropriate balance and mix of residential accommodation to meet identified needs, which shall include subject to viability, a policy compliant mix of affordable housing, self/custom build plots and a mix of homes to meet all identified needs for older people;
    • Approximately 7 hectares of new non-strategic employment land to contribute towards meeting local employment needs, focused primarily to the west of the allocation site and centred around the new M1 Junction 11a to maximise access to the M1 and create an employment hub that complements the new employment uses at North Houghton Regis and Sundon RFI (Policy SE1). The 7ha requirement is in addition to completed employment land at Panettoni Park, adjacent to the M1;
    • Provision of the serviced land necessary to deliver a healthcare facility within the site to serve the identified health and social care needs of the proposed development and a commensurate financial contribution towards the delivery of that facility;
    • Provision of new community facilities in accordance with Policy HQ3, a mix of retail and at least one drinking establishment to serve the existing and new community’s everyday needs;
    • Provision of new educational facilities, comprising day nurseries, early years, primary, secondary and sixth form facilities to meet the identified needs of the development or equivalent facilities to meet the educational and childcare needs arising from the development; and
    • Provision of leisure facilities, including:
      1. indoor sport and leisure facilities, in accordance with Policy HQ4; and
      2. outdoor sport, leisure and open space, in accordance with Policy EE13.
  2. The development will be required to be supported by a comprehensive scheme of highway improvements to mitigate the impacts of the development on the existing network within Central Bedfordshire and Luton. It is essential that the development contributes to the delivery of and is served by the M1-A6 Link Road as well as the existing roads into the North of Luton and the development shall provide the land and commensurate financial contributions towards its delivery;
  3. The development will be phased in accordance with the timing of supporting infrastructure and community facilities including the delivery of the Link Road, which shall be delivered as soon as viably possible;
  4. The development will provide other supporting transport infrastructure, which will include, where necessary, proposals to mitigate the impact of traffic associated with the development within Central Bedfordshire and Luton. Within Luton, appropriate transport mitigation schemes will be required at Marsh Road/Bramingham Road/Sundon Park Road; Barton Road/Icknield Way; and Barton Road/Birdsfoot Lane. Efficient public transport routes through the development will link with key destinations including Leagrave Train Station and Luton town centre, and to the Luton and Dunstable Guided Busway;
  5. The development shall integrate and connect to existing public Rights of Way within and adjoining the site to provide routes to the wider countryside and neighbouring settlements. The development shall include a cycleway connection to Route 6 of the National Cycleway Network;
  6. The development shall provide dedicated and safe pedestrian and cycle links from the new and existing neighbourhoods to local centres, employment opportunities, schools, shops and community facilities; both within the allocation and the wider Luton conurbation;
  7. The development shall maximise opportunities to create Green Infrastructure corridors through the site linking with existing Green Infrastructure assets, including a link between Bramingham Park and George Wood; and a link between Bramingham Wood and Sundon Wood, beneath the current alignment of the pylon lines. The development shall also provide a green corridor along key routes including the setting of the Theedway and appropriately designed Green Infrastructure to mitigate visual impacts upon the setting of the AONB and the significance of heritage assets;
  8. The development shall provide appropriate mitigation, compensation and/or enhancement of key features of biodiversity, to ensure a net gain for biodiversity including but not limited to;
    • Sundon Wood CWS, Bramingham Wood CWS, Sunshine Riding Stables CWS, Sundon Quarry SSSI and CWS, Galley and Warden Hills SSSI and CWS, Sundon Country Park CWS and Barton Hills National Nature Reserve SSSI; and
    • Identified protected species and priority habitats;
  9. The design and construction of the development shall provide appropriate mitigation against any impacts, and make enhancements to, the Chilterns AONB, heritage assets and their settings and biodiversity, where necessary;
  10. The site is in an area with a rich and varied historic environment. Parts of the site are within the setting of designated and important non-designated heritage assets, including:
    1. Drays Ditches, Streatley (Scheduled Monument);
    2. The Galley Hill Round Barrows, Streatley (Scheduled Monument);
    3. The Church of St Mary in Sundon (Grade I listed building);
    4. St Mary’s Vicarage (Grade II listed building);
    5. Aubers Farmhouse (Grade II listed building);
    6. Chestnut Cottage (Grade II listed building);
    7. The landscape associated with Sundon Manor (which is also known as Sundon Park).
      The site is also known to contain non-designated heritage assets with archaeological interest.
  11. Any future development at this site must ensure it accords with the Historic Environment policies of this Plan (HE1, HE2 and HE3) and the requirements of the NPPF. Any future development proposals will take into account a Heritage Impact Assessment for the site or relevant phase, agreed between the developer and the Council, in consultation with Historic England. Indicative mitigation measures will be identified within the Development Brief, specific mitigation measures will be identified through the Design Coding process. Where preservation in situ of archaeological remains within areas of open space is proposed, any landscaping schemes will be designed to ensure that there is no damage to the heritage assets with archaeological interest;
  12. Subject to the findings of the site-specific flood risk assessment the development shall deliver strategic measures to reduce flood risk including the use of sustainable drainage methods (SUDS) in line with Policy CC5;
  13. Foul drainage from the development shall be connected to the mains sewerage network. The development shall demonstrate that there is adequate capacity in the water recycling centre (sewage treatment works) and the foul sewerage network to serve the proposed development, and that it will not have an adverse impact on surface or ground water in terms of quality and quantity. Any application for planning permission shall detail any infrastructure upgrades where required and any necessary phasing arrangements as agreed by the relevant sewerage company;
  14. The development will respect the Chilterns AONB and its setting and shall provide appropriate landscaping measures to create a sense of place, provide a net gain for biodiversity and shall mitigate the potential impact of development on the wider landscape, including the AONB. Specific mitigation will be identified through detailed masterplanning and confirmed in the Development Brief and/or future planning applications. To mitigate harm to the AONB the development shall provide significant landscape enhancements on and beyond the northern allocation boundary and shall create a long-term, defensible Green Belt boundary as informed by detailed assessments. Noise attenuation fencing to mitigate noise impacts from the new link road will be resisted; and
  15. The development will incorporate measures to adapt to climate change, minimise energy use and include renewable energy technologies in accordance with policies CC1, CC2, CC3 and CC5, and any other relevant policies in the Plan.

The revised Green Belt boundary follows the extent of the allocation boundary.

For more information, please visit the Central Befordshire Local Plan