Policy information sourced from the Central Befordshire Local Plan

SC1: Houghton Regis North Sites 1 and 2 Strategic Commitment

Houghton Regis North Sites 1 and 2 are identified on the Policies Map.

Any development proposals for land within these designated site areas shall have regard to the broad principles outlined within the Council’s adopted Framework Plan for North Houghton Regis or the latest adopted amendment to that Framework Plan.

The Green Belt boundary follows the alignment of the A5-M1 Link Road.

Any planning applications for new residential or employment developments on any other land within the red line boundary of Sites 1 and 2 shall be considered on a caseby-case basis and will be required to demonstrate an integrated approach to development within the wider context of the site. Other relevant policies within the Local Plan will apply.

Site 1 

Site 1 comprises the area between the A5120 and the M1. Planning applications will be permitted where they deliver a strategic development that:

  1. Provides a mix of uses necessary to achieve a sustainable community. These will include:
    • Approximately 5,150 homes;
    • Up to 30% affordable homes, subject to viability testing;
    • 32 hectares of new employment land in a combination of B1, B2 and B8 Use Classes;
    • Commercial facilities, including local centres;
    • Retail units, a foodstore, and a public house;
    • Provision of early years, primary and secondary educational facilities;
    • Retirement accommodation;
    • Provision of community, leisure and health facilities; and
    • Open space and green infrastructure.
  2. Provides opportunities to assist in the regeneration of Houghton Regis through the timely delivery of supporting infrastructure that complements and supports existing facilities;
  3. Provides the opportunity for long term integration with Site 2 to facilitate the delivery of the wider strategic development for this area;
  4. Provides for efficient public transport routes that link with Houghton Regis town centre and the Luton and Dunstable Guided Busway as well as dedicated and safe pedestrian and cycle links from the new and existing neighbourhoods to local centres, employment opportunities and social and community infrastructure;
  5. Provides a green infrastructure network that links, preserves and enhances biodiversity, landscape, heritage, access and open space features within the existing urban area, the strategic allocation and the wider countryside;
  6. Designed to mitigate any harm caused to the significance of all designated heritage assets in the vicinity of the site. This is required in order to ensure that the public benefits of the development outweigh the any harm caused to the significance of all designated heritage assets affected by the development;
  7. Designed to preserve all designated heritage assets within the site and shall seek to mitigate the degree of harm to the significance of all designated heritage assets and shall deliver where necessary, relevant and reasonable measures to preserve those assets and their settings for future generations, to ensure the public benefits of development would outweigh the degree of harm to the significance of designated heritage assets;
  8. Seeks to reduce flood risk along the Houghton Brook and further downstream in Luton by engaging with the Environment Agency to explore practical opportunities that manage flood risk and minimise surface water runoff; and
  9. Incorporates 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.

    Site 2 
    Site 2 comprises the area from the A5 to the A5120 and extends northwards to the proposed A5-M1 Link Road. Planning applications will be permitted where they deliver a strategic development that:
  10. Provides a mix of uses necessary to achieve a sustainable community. These uses will include:
    • Approximately 1,850 homes;
    • Up to 30% affordable homes, subject to viability testing;
    • 8 hectares of new employment land in a combination of E(g), B2 and B8 Use Classes within the plan period;
    • Commercial facilities including a local centre;
    • Provision of early years, primary and secondary education facilities;
    • Provision for community and leisure facilities;
    • Open space and green infrastructure; and
    • Potential opportunities for the provision of health facilities.
  11. Provides opportunities to assist in the regeneration of Houghton Regis, through the timely delivery of supporting infrastructure that complements and supports existing facilities;
  12. Integrates with Site 1 to facilitate the delivery of the wider strategic development for this area;
  13. Provides for efficient public transport routes that link with Houghton Regis town centre and the Guided Busway as well as dedicated and safe pedestrian and cycle links from the new and existing neighbourhoods to local centres, employment opportunities and community facilities;
  14. Designed to mitigate any harm caused to the significance of all designated heritage assets in the vicinity of the site. This is required in order to ensure that the public benefits of the development outweigh any harm caused to the significance of all designated heritage assets affected by the development;
  15. Designed to preserve all designated heritage assets within the site and shall seek to mitigate the degree of harm to the significance of all designated heritage assets and shall deliver where necessary, relevant and reasonable measures to preserve those assets and their settings for future generations, to ensure the public benefits of development would outweigh the degree of harm to the significance of designated heritage assets;
  16. Incorporates measures for the management of multimodal access both within, to and from the site including the mechanisms for their future development and funding through the development of Travel Plans;
  17. Provides a green infrastructure network that links, protects and enhances the existing urban area, the strategic allocation and the wider countryside. In addition contributions will be required to mitigate the impact of development on Houghton Regis Marl Lakes SSSI and Chalk Pit CWS and ensure its long term protection. A detailed ecological assessment which will determine any potential impacts as a result of increased access to the site and all phases will be required to provide an Ecological Enhancement Scheme. Contributions will be required to mitigate identified impacts of development on the whole site and ensure its long term protection;
  18. Seeks to reduce flood risk along the Ouzel Brook by engaging with the Environment Agency to explore practical opportunities that manage flood risk and minimise surface water runoff; and
  19. Incorporates measures to adapt to climate change, minimise energy use and includes renewable energy technologies in accordance with policies CC1, CC2, CC3 and CC5, and any other relevant policies in the Plan.

For more information, please visit the Central Befordshire Local Plan