Policy information sourced from the Central Befordshire Local Plan

SA3: East of Arlesey

Land to the east of Arlesey, as identified on the Policies Maps, is allocated for a housingled development consisting of approximately 2,000 dwellings, a relief road and a country park.

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 Councils ability to deliver such infrastructure.

The principles of the development are:

  1. The development will form a well-designed sustainable urban extension to Arlesey that will provide a mix of uses necessary to achieve a sustainable and vibrant community, including:
    • Approximately 2,000 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;
    • Provide the serviced land necessary to deliver a health care facility within the site to serve the health needs of the proposed development and the needs of the catchment area of that facility and a commensurate financial contribution towards the delivery of that facility;
    • Provision of new community facilities in accordance with Policy HQ3 including community centres, a mix of retail and at least one drinking establishment to serve the existing and new community’s everyday needs;
    • Educational facilities, comprising day nurseries, early years, new school(s) for primary aged children to meet the identified needs of the development (or equivalent facilities to meet the educational and childcare needs arising from the development) and financial contributions towards the provision, improvement, enlargement or enhancement of schools for secondary aged children and sixth form facilities off-site to meet the identified needs of the development (or equivalent contributions towards projects to meet the educational 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 eastern edge of the built development shall be defined by the National Grid High Pressure Gas Pipeline to prevent coalescence between Arlesey and Fairfield. No built development, other than that associated with the formal sports and recreation, leisure and agriculture uses, shall be permitted beyond this boundary;
  3. The development shall provide a country park between the eastern edge of the development and the Settlement Envelope of Fairfield. The country park will comprise a range of different formal and informal typologies to include:
    • Formal sports provision to the north adjacent to Chase Farm, including associated built development;
    • Protected habitat areas and enhanced facilities and associated infrastructure to support outdoor and water-based leisure uses, including the existing sailing, swimming and diving uses, in and around the Blue Lagoon to the south;
    • Open agricultural and/or natural greenspace in the central area, around the western boundaries of Fairfield (including the Green Lagoon), to maintain the existing countryside character and prevent coalescence between Fairfield and the development. Within this area there will be no development, other than that appropriate to open countryside.
      The extent of the country park and the locations of the individual character areas are defined on the Policies Map.
  4. The development shall provide an appropriately designed Relief Road to connect Hitchin Road (to the south of Arlesey) to the A507/High Street Link Road in the north being proposed as part of Chase Farm. This will allow for access directly onto the A507 relieving congestion along the High Street in Arlesey. The relief road will follow the route of the National Grid High Pressure Gas Pipeline as far as possible;
  5. The development shall provide dedicated and safe pedestrian and cycle links from the new and existing neighbourhoods to local centres, the country park, Arlesey train station, employment opportunities, schools, shops and community facilities; both within the allocation and the wider Arlesey and Fairfield area;
  6. The development shall maximise opportunities to create Green Infrastructure corridors and meet the aims and objectives of the Etonbury Green Wheel. This will be achieved through linking the proposed country park on the eastern edge with existing Green Infrastructure assets in Arlesey and Fairfield including a link with Etonbury Woods; and improving the ecological and biodiversity gains at the Blue and Green Lagoons;
  7. The development shall provide appropriate mitigation, compensation and/or enhancement of key features of biodiversity including but not limited to;
    • Blue Lagoon and Green Lagoon; and
    • Identified protected species and priority habitats.
  8. The site is in an area with a rich and varied historic environment. Parts of the site are within the setting of designated heritage assets including:
    • Fairfield Hospital (Grade II listed building);
    • The Isolation Hospital at Fairfield (Grade II listed building);
    • The Church at Fairfield Hospital (Grade II listed building);
    • Church Farmhouse, Arlesey (Grade II listed building); and
    • Green Farmhouse, Arlesey (Grade II listed building)
      The site is also known to contain non-designated heritage assets with archaeological interest.
  9. 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. The most sensitive to change is Grade II listed Green Farmhouse whose immediate setting still reflects its agricultural past and makes a strong contribution to its significance. Any mitigation measures proposed will be designed to ensure the agrarian character of setting of Green Farmhouse is reflective of the building’s original use. 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;
  10. The development shall consider the risk of flooding from ordinary watercourses and surface water and shall avoid vulnerable development in these areas accordingly. 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. This will include consideration of off-site solutions on the Pix Brook and River Hiz. The flood risk assessment will consider where surface water from the development will be discharged, in relation to existing flood risks and flood history on the Pix Brook and River Hiz. Safe access and egress shall be provided taking account of the flood risk at the site;
  11. The development shall integrate and connect to existing pedestrian and cycle connections within and adjoining the site to provide routes to the wider countryside and neighbouring settlements. Existing Rights of Way within the site will be upgraded and new routes will be created to Arlesey Train Station in the north, in addition to improving Rights of Way between the development site and the emerging Chase Farm development;
  12. It is essential that the development integrates and connects to the existing road, cycle and footpath network in Arlesey to allow for permeability and legibility between the new development and Arlesey;
  13. The development will be phased in accordance with the timing of supporting infrastructure and community facilities including the delivery of the Relief Road, which shall be delivered as soon as viably possible;
  14. The development will provide other supporting transport infrastructure, including proposals to mitigate the impact of traffic associated with the development, including providing for efficient public transport routes through the development that link with key destinations including Arlesey, Letchworth and Hitchin Train Stations. The Transport Assessment will additionally need to consider the cumulative impacts of planned development in north Hertfordshire and identify any required mitigation measures. Appropriate contributions will be secured through legal agreements in accordance with Policy HQ2;
  15. Foul drainage from the development shall be connected to the mains sewerage network. The development shall demonstrate that there is adequate capacity in 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 Water and Sewerage Company;
  16. The development shall provide appropriate landscaping measures to create a sense of place, prevent the coalescence of Arlesey and Fairfield, provide a net gain for biodiversity and shall mitigate the potential impact of development on a predominately agricultural landscape;
  17. The development shall 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; and
  18. The development will be required to respond appropriately to its location within the Health and Safety Executive Major Accident Hazard Pipelines Consultation Zone and identify mitigation measures where necessary.

For more information, please visit the Central Befordshire Local Plan