Bedford Borough Local Plan 2040 Plan for Submission

(93) Policy DS2(S) Spatial strategy

To deliver sustainable development and work towards making Bedford a net zero carbon emissions borough at the heart of the Oxford – Cambridge Arc, development will be focussed within the urban area, at specified strategic locations adjacent to the urban area and at growth locations within the A421 / East West Rail corridor. All new development will be required to contribute towards achieving the stated objectives and policies of this plan, in line with the Infrastructure Development Plan, through:

Within the urban area

1. Maintaining and enhancing Bedford town centre as a vibrant and resilient location and multifunctional destination. Regenerating vacant spaces and including the establishment of an expanded residential and cultural quarter at Mayes Yard and town centre living at Greyfriars;
2. Establishing a new station quarter and Midland Road gateway, including the redevelopment and regeneration of the area around Bedford Midland station to provide an academic and skills quarter and vibrant corridor between the town centre and rail station;
3. Establishing vibrant new areas for urban living in Bedford's urban core at sites on Ampthill Road and on sites allocated in Local Plan 2030 including land south of the river and at Ford End Road;
4. Making best use of brownfield and other available land within the urban area.

Strategic locations adjacent to the urban area which contribute to delivering the Bedford – Milton Keynes Waterway Park and the Bedford River Valley Park

5. Residential-led development focussed at Gibraltar Corner and the Bedford River Valley Park north of the A603 which enhances and expands areas of green infrastructure and, in doing so, prevents coalescence between the urban area and existing settlements to protect their separate character and identity;
6. Employment-led development at land south of Goldington Road.

Growth locations on the East West Rail / A421 transport corridor and with the potential for rail based growth

South of Bedford policy area

7. Establishing an Arc-leading new settlement south of Bedford for innovation and an exemplar for landscape-led development and community building, based around the opportunity that the Stewartby Hardwick station on East-West Rail and the new Wixams station on the Midland Main Line presents;
8. The completion of Wixams new settlement, incorporating eastern and southern extensions, and the development of a strategic village expansion utilising brownfield land at Kempston Hardwick identified in Local Plan 2030;
9. An expansion of Shortstown to the west with active travel links to the rail network.

Little Barford area

10. A new settlement and related employment provision at Little Barford well connected to the new East-West Rail station at its intersection with the East Coast Main Line.

Other employment sites

11. Locations well-related to the strategic road and rail network that will deliver employment growth, making Bedford an attractive place to do business.

Rural area

12. The completion of strategic Key Service Centre and more limited Rural Service Centre residential development identified in Local Plan 2030 on sites which are allocated in neighbourhood plans and the completion of Local Plan 2030 Policy 27 Land north of School Lane, Roxton;
13. Safeguarding the intrinsic character of the countryside and the environment and biodiversity within it through the careful management of development to meet local needs whilst supporting the rural economy.

(56) Policy DS3(S) Amount and timing of housing growth

Provision of a minimum of 27,100 new dwellings will be stepped as follows:

Five-year land supply will be measured against the stepped requirement which is applicable at the time of the assessment.

When undertaking the five-year supply calculation, should any shortfall arise it will be distributed across the remaining years of the plan period.

(6) Policy DS4(S) Amount of employment growth

Provision of up to 26,700 additional jobs to support the Council's ambition to create a high-value, highly skilled, economy, expanding its current strengths, and developing into a location where innovative businesses can thrive.

(45) Policy DS5(S) Distribution of growth

In accordance with Policies DS3(S) and DS4(S), growth will be distributed as follows:

*Does not include 20.4ha at Pear Tree Farm which is land allocated in ADLP Policy AD11 and counted as a commitment

(3) Policy EMP1 Land at Bedford Station, Bedford

The station area will be developed for a mix of uses including transport interchange residential, office, academic and retail uses. Key principles of development:

1. As part of the town deal programme the Council will lead on the preparation of a masterplan and design code prior to the submission of any planning application for the site;
2. The creation of a new mixed use academic quarter with offices, retail, residential and transport interchange and educational space to support the growth of spin-out companies linked to high-tech businesses based in the Oxford to Cambridge Arc benefiting from access to East West Rail;
3. A new station entrance and public square and the creation of improved linkages to Midland Road;
4. Re-provision of car and cycle parking including the potential for multi storey parking;
5. Improvements to pedestrian access and public realm in Midland Road;
6. Provision of revised station access arrangements via Ashburnham Road with a mobility hub and appropriate provision for bus, taxi / private hire vehicles, cycle and pedestrian access and drop-off / pick-up points;
7. Contributions to town centre wide highway infrastructure improvements where required;
8. Development should preserve and where opportunities arise enhance the setting of Bedford Conservation Area.

(4) Policy HOU1 Land at Greyfriars North, Bedford

Land at Greyfriars North will be developed for residential and appropriate town centre uses. Key principles of development include:

1. A masterplan and design code to be prepared and adopted as a Supplementary Planning Document prior to the submission of any planning application for the site. The preparation of the Supplementary Planning Document will be led by the Council in partnership with landowners / developers, stakeholders and the local community. It should pay particular regard to ensuring that the development is designed to reflect the site's important location and to preserve the setting of heritage assets, including The Bedford Conservation Area, listed buildings fronting Bromham Road and other taller heritage assets in the town centre;
2. Residential development with a mixture of retail and other town centre uses limited to ground floor fronting Hassett Street and Greenhill Street and Greyfriars to create an active frontage;
3. Preparation of an access strategy;
4. Provision of dedicated cycle routes and wide footways to reflect footfall and crossings to achieve pedestrian and cycle connectivity, whilst maintaining bus access;
5. Provision of a mobility hub;
6. Contributions to town centre wide highway infrastructure improvements where required;
7. Pre-determination archaeological evaluation will be required for the areas of the site not already evaluated;
8. Archaeological mitigation required ahead of development for those areas already evaluated;
9. Financial contributions towards secondary school provision;
10. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
11. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
12. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(4) Policy HOU2 Mayes Yard, High Street and Silver Street, Bedford

Land at Mayes Yard and between High Street and Silver Street, Bedford will be developed for a mix of uses to create an extended cultural quarter in this part of the town, including residential, hotel, retail and leisure. Key principles of development include:

1. A masterplan and design code to be prepared and adopted as a Supplementary Planning Document prior to the submission of any planning application for the site. The preparation of the Supplementary Planning Document will be led by the Council in partnership with landowners / developers, stakeholders and the local community;
2. Provision of residential and / or hotel on upper floors;
3. Scheme to involve conversion, redevelopment and new buildings including the reconfiguration of the site currently occupied by Bedford Corn Exchange;
4. Preparation of an access strategy;
5. Heritage impact assessment must be submitted to the Council as a first stage of the masterplanning process;
6. Any new development must contribute positively to local character and distinctiveness and enhance or better reveal the significance of the conservation area and setting of any listed buildings;
7. Any new development will need to ensure the preservation of the scheduled monument of the 'Remains of the George Inn' and include measures for its conservation and public interpretation, and where opportunities arise, enhancements to its setting;
8. Pre-determination archaeological evaluation will be required;
9. Financial contributions towards secondary school provision;
10. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
11. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(4) Policy HOU3 Land at Ampthill Road, Bedford

Land at the former Camford Works and Technology House on Ampthill Road, Bedford will be developed for a mix of residential and business uses. Key principles of development include:

1. A masterplan and design code to be prepared and adopted as a Supplementary Planning Document prior to the submission of any planning application for the site. The preparation of the Supplementary Planning Document will be led by the Council in partnership with landowners / developers, stakeholders and the local community. It will pay particular regard to adjacent noise sources;
2. Provision of a mix of dwelling types and sizes;
3. Provision of greenspace in the form of a new urban park;
4. Preparation of an access strategy to include all modes;
5. Provision of a vehicular and safe pedestrian connection between the site and Cauldwell School;
6. Provision of a mobility hub;
7. Provision of a layout which takes full account of the noise environment relative to the railway line and neighbouring land uses;
8. Pre-determination archaeological evaluation will be required;
9. Financial contributions towards secondary school provision;
10. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary;
11. Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
12. Assessment of the nature and extent of ground contamination and preparation of a remediation strategy for the site including methods of disposing of contaminated material, measures to prevent pollution of surface and ground water and provisions for future monitoring, to be approved by the Council;
13. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
14. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(2) Policy HOU4 Former Peacocks Auction House, Newnham Street, Bedford

Land at the former Peacocks Auction House, Newnham Street, Bedford will be developed for residential use. Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application, and to pay particular regard to the site's relationship with the conservation area and surrounding listed buildings at 2-28 The Grove and 12-16 Newnham Street;
2. Provision of a mix of dwelling types and sizes to be accessed from Newnham Street;
3. Development should include two storey frontage development addressing Newnham Street and subservient development to the rear;
4. Development should preserve and, where opportunities arise, enhance heritage assets and their settings, including:
   • The Bedford Conservation Area
   • Grade II 2-28 The Grove
   • Grade II 12-16 Newnham Street;
5. Preparation of an access strategy;
6. Reinstatement of the highway frontage to match surrounding area;
7. Financial contributions towards secondary school provision;
8. Assessment of the nature and extent of ground contamination and preparation of a remediation strategy for the site including methods of disposing of contaminated material, measures to prevent pollution of surface and ground water and provisions for future monitoring, to be approved by the Council;
9. Pre-determination archaeological evaluation will be required;
10. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

(36) Policy HOU5 Abbey Field, West of Elstow

Land at Abbey Field, will be developed for residential use and provide public access to existing urban open space, linking into the Elstow Brook corridor. Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application, to pay particular regard to:
   1. ensuring that the development is designed to reflect the site's important location and to preserve the setting of heritage assets where possible,
   2. ensuring development will be contained west of Abbey Fields and south of the Elstow Brook, with significant open space to the north and east of the development site to open up the Elstow Brook corridor and the wider area for public access from which views of the Abbey and the scheduled monument of Elstow Manor House (remains of) can be enjoyed,
   3. identifying opportunities to enhance green infrastructure including connections to existing networks,
   4. identifying and mitigating noise pollution from adjoining road and nearby industrial development.
2. Provision of a mix of dwelling types and sizes to be accessed from Abbey Fields;
3. Preparation of an access strategy to include:
   1. Provision of a pedestrian / cycle bridge across the A421 between the site and Pear Tree Farm,
   2. Provision of pedestrian and cycle routes through the site and along Abbey Fields and safe crossing points to facilitate connections with the wider network including at Progress Park, West End and Wilstead Roads facilitating connections to / from the South of Bedford Policy area.
4. Financial contributions towards secondary school provision;
5. Pre-determination archaeological evaluation will be required;
6. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
7. An assessment of the site-specific ecological impacts of the proposal to be undertaken prior to the submission of any planning application;
8. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
9. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(3) Policy HOU6 The Cloisters, Church Lane, Bedford

Land at Bury Court, Church Lane, Bedford will be developed for residential use and include the relocation of the church hall with access onto Church Lane. Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application to pay particular regard to the site's important location to preserve the setting of heritage assets and existing veteran trees along the western boundary;
2. Development should where possible preserve, and where opportunities arise, enhance the significance of Grade II* St. Mary's Church and the contribution made by setting to significance;
3. Development will be limited to a two storey height and public open space provided along the western boundary adjacent to the churchyard to preserve a spatial buffer from views of St Mary's Church within the churchyard;
4. Provision of a range of housing types and sizes;
5. Improvements to transportation networks, including widening and surface improvements to existing pavements to accommodate wheelchair users (approx. 10m);
6. Retention of connections to existing pedestrian and cycle routes via The Copse / The Spinney / Bury Walk to the east;
7. Widening of the existing pedestrian cycleway south across Goldington Green to improve cycle connectivity and north along Church Lane to Queens Drive;
8. Financial contributions towards secondary school provision;
9. Identification of opportunities to enhance green infrastructure including connections to existing networks and increased public access routes to increase natural surveillance;
10. Pre-determination archaeological evaluation will be required;
11. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
12. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

(3) Policy HOU7 Land at Williamson Road, Kempston

Land on the south west side of Williamson Road, Kempston will be development for residential use. Key principles of development:

1. Provision of a range of housing types and sizes;
2. Submission of noise survey to determine and mitigate the effects of the neighbouring Challenger Academy on development;
3. Suitable access arrangements and appropriate pedestrian and cycle connectivity to existing infrastructure required;
4. Suitable landscaping to take account of neighbouring Challenger Academy;
5. Financial contributions towards secondary school provision;
6. Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
7. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

(4) Policy HOU8 Land west of Police Headquarters, Woburn Road, Kempston

Land to the west of the Police Headquarters, Kempston will be developed for residential use and open space. Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to pay particular regard to the comprehensive consideration of green space and access to it;
2. Provision of a range of housing types and sizes;
3. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements;
4. Suitable siting of development and landscaping to take account of surrounding uses;
5. Development should preserve and where opportunities arise, enhance the significance of Grade II Sailors Bridge Cottages;
6. Pre-determination archaeological evaluation will be required;
7. Provision of a Transport Assessment demonstrating suitable access and detailing assessment of impact on surrounding highways, and identifying mitigations measures where required;
8. Provision of pedestrian and cycle links through the site to improve access to surrounding green infrastructure and connections to existing networks to the surrounding residential areas;
9. Provision of improvements to pedestrian and cycle route running along the B531 north to Kempston and south to employment areas;
10. Financial contributions towards secondary school provision;
11. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary;
12. Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
13. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

(3) Policy HOU9 Land at Chantry Avenue, Kempston

Land at Chantry Avenue, Kempston will be developed for residential use. Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to pay particular regard to adjacent noise sources;
2. Provision of a mix of dwelling types and sizes to be accessed from Chantry Avenue;
3. Submission of a Transport Assessment to include measures to mitigate impact of the development on the highway network and to maximise opportunities for sustainable travel;
4. Financial contributions towards secondary school provision;
5. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
6. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

The council would be supportive of an element of live / work units on this site.

(8) Policy HOU10 Land at Bedford Heights, Manton Lane, Bedford

Part of Bedford Heights car park, Bedford will be developed for residential use. Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be complete prior to and submitted with any planning application and to pay particular attention to the adjacent noise sources, layout and massing of the site having regard to its elevated location;
2. Access from Brickhill Drive;
3. Provision of safe pedestrian and cycle links to adjacent networks;
4. Landscaping on and around the site to soften the interface with the adjacent car park;
5. Financial contributions towards secondary school provision;
6. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
7. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(2) Policy EMP2 Former playing field, ARA Manton Lane, Bedford

Land at the former playing field, ARA Manton Lane will be developed for industrial, warehousing and distribution uses. Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to pay particular regard to landscape and visual impact issues;
2. 1.6 hectares employment site;
3. Landscape and visual impact assessment to be submitted;
4. Submission of a Transport Assessment to assess the impact of the development on Manton Lane / Brickhill Drive signal junction, to explore opportunities to maximise sustainable travel improvements and to accommodate all parking within the site.
5. Pre-determination archaeological evaluation will be required;
6. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary;
7. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
8. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(3) Policy EMP3 Land south west of Interchange Retail Park and north of A421, Kempston

Land south west of Interchange Retail Park and north of A421 will be developed for industrial, warehousing and distribution uses. Key principles of development include:

1. 3.3 hectares employment site;
2. Submission of a Transport Assessment to identify the impact of traffic on the B530 / Polo Field Way roundabout and Cow Bridge, and identifying mitigation measures where required which ensure access for both pedestrians and cyclists to ensure sustainable travel to / from the development;
3. Access from Interchange Way;
4. Provision of pedestrian and cycle links to the Interchange Retail Park, Woburn Road industrial estate, Cow Bridge and Ampthill Road;
5. Pre-determination archaeological evaluation will be required;
6. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
7. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
8. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(8) Policy EMP4 Land south of Goldington Road, Bedford

Land south of Goldington Road will be developed for office, industrial, warehousing and distribution uses. Key principles of development include:

1. Development to be guided by a masterplan and design code to be completed by the applicant prior to and submitted with any planning application and to pay particular regard to the importance of this location as a gateway to Bedford;
2. 7.2 hectares employment site;
3. Contribution to achieving the objectives of the Bedford River Valley Park (Policy AD26);
4. Development should where possible preserve and where opportunities arise enhance the significance of heritage assets associated with the Howbury Hall Estate and the regionally significant Risinghoe Castle and the contribution made by their settings;
5. Pre-determination archaeological evaluation will be required;
6. Submission of a biodiversity report with appropriate mitigations;
7. Submission of a Transport Assessment to include the need for mitigation on the adjacent highway and measures to ensure sustainable travel to / from the development;
8. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
9. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
10. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(2) Policy DS6 Opportunity Sites

Within the urban area a number of opportunity sites have been identified that have redevelopment potential for housing development. These are described in Appendix 3. The Council will work with land owners and other interested parties to investigate such opportunities and bring them forward through the development management process where possible.

(5) Policy HOU11 Land at Bedford River Valley Park

Land at Bedford River Valley Park will be developed for a mix of residential, education, open space and recreational uses including the delivery of a watersports lake and strategic green infrastructure improvements. Key principles of development include:

1. A masterplan and design code to be prepared and adopted as a Supplementary Planning Document prior to the submission of any planning application for the site. The preparation of the Supplementary Planning Document will be led by the Council in partnership with landowners / developers, stakeholders and the local community;
2. Delivery of a mix of residential units;
3. Submission of a Transport Assessment detailing impact on the surrounding highway network, necessary mitigations and opportunities for internal and external connectivity and active and low carbon travel;
4. Provision of two vehicular access points onto the A603;
5. Provision of pedestrian and cycle routes and links to existing networks including NCN51;
6. Provision of a mobility hub;
7. Provision of a serviced site with a minimum area of 2.4 ha to accommodate a two form entry primary school and to include early years' provision;
8. Financial contributions to secondary school provision;
9. Delivery of a watersports lake before the completion of the 500^th dwelling appropriate for regional standard events and associated infrastructure including boat house, club house and adequate car parking;
10. Provision of links to existing green infrastructure networks;
11. Masterplan to ensure that development is designed to preserve and where opportunities arise, enhance the significance of heritage assets and the contribution made by setting, including for
    • Grade II Octagon Farmhouse
    • Grade II Dog House
    • Assets within Willington including the Scheduled Stables and Dovecote, and Grade II St Lawrence Church;
12. The retention and appropriate reuse of Octagon Farmhouse and its outbuildings as part of the overall development;
13. A buffer should be provided between the scheduled monument, 'Two Barrows' 500m NE of Octagon Farm and the cycle path proposed ensuring that the significance of the asset is not harmed by redevelopment through physical impacts of redevelopment;
14. Pre-determination archaeological evaluation in areas not previously subject to quarrying or archaeological investigation;
15. Investigation into the diversion of Elstow Brook in consultation with the Internal Drainage Board;
16. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
17. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site;
18. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements;
19. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
20. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure;
21. Investigation of opportunities for a district heating network associated with the nearby Water Recycling Centre.

(23) Policy HOU12 South of Bedford area

Within the South of Bedford policy area development will take an environment led approach and focus on enhancing natural capital by continuing to deliver the Forest of Marston Vale and enhancing the multifunctional green infrastructure network to provide the basis for distinctive place making and the setting for:

• An Arc leading new settlement incorporating a new strategic Forest Park and an innovation hub at Kempston Hardwick served by a new station on the East West Rail line at Stewartby Hardwick (Policy HOU14);
• Eastern and southern expansions to Wixams new settlement and the delivery of new station on the Midland Main Line (Policies HOU 15 and 16);
• Development at Shortstown; land at the former DVSA site (Policy HOU18) and at College Farm incorporating a mobility hub (Policy HOU17);
• Development focussed at Gibraltar Corner delivering an additional section of the Bedford Waterway Park, wet woodland and additional access to nearby green infrastructure (Policy HOU13);
• A high value business park (primarily research and development with elements of manufacturing, warehousing and distribution) at Pear Tree Farm, Elstow (Policy EMP5).

Development will be delivered in tandem with infrastructure and will require contributions to the delivery of:

• The Forest of Marston Vale (LP 2030 Policy 36S) involving a minimum of 30% tree cover to be provided across the policy area and connections to the wider network;
• The Bedford Waterway Park (Allocations and Designations Plan Policy AD27);
• Strategic transport infrastructure;
• An enhanced active travel network including an expanded Green Wheel and connections to National Cycle Network Route 51;
• Environmental regeneration including biodiversity net gain, particularly through the remediation of sites associated with the brickmaking industry;
• Healthy walking neighbourhoods;
• Multi user routes to be provided wherever possible including upgrading existing routes to bridleway status;
• Links between Stewartby Hardwick and Wixams Stations including the provision of a dedicated shuttle bus service which also connects Gibraltar Corner and East Wixams.

Development should also explore the potential for:

• Strategic solution surface water management issues;
• Community heating (LP 2030 Policy 55).

The Council will prepare a strategic place making framework to guide development across the policy area which will be adopted as Supplementary Planning Document. This will focus on matters including:

• Landscape, natural capital and green infrastructure;
• Internal and external connectivity and active and low carbon travel;
• Environmental regeneration and remediation;
• Strategic master planning and place making principles;
• Approaches to governance and stewardship of community assets;
• Infrastructure delivery in accordance with the Council's Infrastructure Delivery Plan.

The allocated residential and employment sites must be well designed and respond to the vision for the area. To ensure that quality will be created and maintained design guidance will be prepared, having regard to the strategic place making framework and where appropriate Garden City Principles, will be prepared in the form of development briefs, masterplans and design codes depending on the size of the individual sites and as specified in policies HOU13-18 and EMP5.

Elsewhere within the policy area, outside of the settlement limits defined on the policies map the adopted policies of the development plan and in particular Policy 7S will apply.

(70) Policy HOU13 Land at Gibraltar Corner, Kempston Rural

Land at Gibraltar Corner, Kempston Rural will be developed for a mix of residential uses and open space including the delivery of strategic green infrastructure improvements. Key principles of development include:

1. A masterplan and design code to be prepared and adopted as a Supplementary Planning Document prior to the submission of any planning application for the site. The preparation of the Supplementary Planning Document will be led by the Council in partnership with landowners / developers, stakeholders and the local community. This document will accord with the South of Bedford strategic framework and will be prepared in advance of the submission of a planning application and will pay particular regard to ensuring that the development is designed to preserve the setting of heritage assets;
2. Provision of a mix of dwelling types and sizes;
3. Submission of a Transport Assessment;
4. Measures to facilitate access by bus services across the site including a shuttle bus connecting the site with Kempston Hardwick and Wixams railway stations and the provision of a mobility hub;
5. Provision of a pedestrian cycleway between the site, Kempston and surrounding green infrastructure and NCN 51;
6. Provision of a 2.4ha serviced site to accommodate a 2FE Primary school to include early years' provision;
7. Financial contribution towards secondary school provision;
8. Delivery of improvements to the green infrastructure network;
9. Masterplan to ensure development is designed to preserve and, where opportunities arise, enhance the significance of heritage assets and the contribution made by setting including for:
   • Grade II listed The Cottage,
   • Grade II Kempston House,
   • Grade II Ramsay Cottage,
   • Grade II 157 Bedford Road, and
   • Listed buildings in and around Keeley Green;

10. Include appropriate mitigation measures where necessary for heritage assets listed under ix;
11. Pre-determination archaeological evaluation for the parts of the site to be developed;
12. Areas of ridge and furrow earthworks to be protected during construction;
13. The developable area shall be located within Flood Zone 1;
14. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site with appropriate public access and may include areas of wet woodland;
15. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements;
16. Provision of land to facilitate the Bedford to Milton Keynes Waterway Park to the east of Gibraltar Corner;
17. Provision of a public car parking area to provide parking for local residents and visitors, including those to the Bedford and Milton Keynes Waterway Park, Forest of Marston Vale, walking and cycling routes. The proposed car park shall be designed and located to minimise disturbance to the best preserved sections of ridge and furrow earthworks in this area;
18. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off and flood risk on and off site should be identified and could consider the ability of the Waterway Park to assist with flood mitigation;
19. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
20. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(19) Policy HOU14 Kempston Hardwick New Settlement

As identified on the Key Diagram, South of Bedford concept plan and Policies Map, land at Kempston Hardwick is allocated as a new settlement to create an Arc leading environment and landscape led, beautiful, healthy and sociable community. It will deliver at least 4,000 homes set in a new strategic Forest Park, which will also provide the landscaped setting for an innovation hub and business / science campus primarily focussed on innovation, research, development and education providing around 70ha of employment land. Development will be located in close proximity to the proposed new rail station on the East West Rail Line at Stewartby Hardwick and a new rail station on the Midland Main Line at Wixams.

The new settlement will provide all the key services and facilities to address its own needs, including health, education, retail, culture and community components, and will foster a strong local community based approach to the ownership and long-term stewardship of assets.

It will have a distinct identity based on a landscape led approach which values and enhances the natural environment and responds directly to its context. It will be developed to a high design quality achieved through a process of master planning and design coding and will be an exemplar for a new urban form and design of high tech business environment appropriate to its highly accessible location. It will incorporate a range of homes, employment, an integrated and multi-purpose green infrastructure network fully structured around a Forest Park achieving at least 30% woodland cover and lending context and character to walking neighbourhoods which will enable residents to meet the majority of their day to day needs locally and achieve access to the rail stations by active travel modes.

A strategic masterplan and design code is to be prepared by the Council in conjunction with the landowners, stakeholders and local community and adopted as a Supplementary Planning Document. This document will need to be produced ahead of the submission of any planning application and will accord with the South of Bedford strategic framework. The document will demonstrate how the new settlement will deliver the policy principles below and will include:

• A Natural Capital impact assessment and biodiversity study with appropriate mitigation and enhancements;
• A remediation and environmental regeneration strategy for the areas impacted by previous brickmaking and clay extraction activities;
• A Green Infrastructure strategy;
• A strategy for building healthy communities;
• A transport and movement strategy including infrastructure needs and access to both stations for all modes;
• A phasing strategy to ensure that the required infrastructure investment is provided in tandem with or ahead of the development it supports;
• An infrastructure delivery plan setting out the timing, funding, and provision of green, social, and physical infrastructure, including schools, community facilities and local centres in tandem with housing development;
• A strategy for sustainable long-term governance and arrangements for the stewardship of community assets;
• A site specific flood risk assessment including identifying opportunities to reduce surface water run-off and flood risk on and off site.

In order to ensure that the new settlement is brought forward in a high quality, strategic and comprehensive manner, planning permission will only be granted following the adoption of the strategic masterplan and design code.

Development must demonstrate how it has been holistically planned to accord with the objectives of the Local plan, the South of Bedford framework and the specific principles below:

GREENER

1. The provision of high quality planning, design and place-making, and management of built and public realm so that the Kempston Hardwick new settlement is characterised as a distinctive Arc leading place which embraces the opportunity for compact urban form that capitalises on local assets and establishes environments that promote health, and wellbeing;
2. The provision of a site wide park providing multifunctional green infrastructure delivering the 30% tree cover required as a contribution to the Marston Vale incorporating and enhancing the site's ecological and open water assets and providing well-integrated green space (formal, natural and allotments); and providing environmental net gains as well as connections and contributions to the South of Bedford green infrastructure network;
3. As part of the green infrastructure network, cycle and pedestrian links to facilitate active travel within and between the neighbourhoods, business and educational areas, connectivity hubs and surrounding areas;
4. An integrated surface water management solution including the integration of Sustainable Drainage Systems into the network of open spaces and lakes, to mitigate potential flood risk and enhance the environment;
5. Measures to ensure resilience to climate change including measures to ensure the efficient use of energy including the exploration of the potential for district heating utilising heat from the Rookery South Energy Recovery Facility, Stewartby and sustainable drainage;
6. The protection and / or enhancement of heritage and biodiversity assets within and surrounding the site, to include:
   • Pre-determination archaeological evaluation for the areas of site not already evaluated,
   • Archaeological mitigation ahead of development for those areas already evaluated and which contain archaeological remains,
   • Masterplan to ensure development is designed to preserve and where opportunities arise enhance heritage assets and their setting, including the scheduled Moated Manor at Kempston Hardwick,
   • Submission of a biodiversity report with appropriate mitigation and enhancements.

PLACEMAKING

7. Place making based on a landscape led approach which draws on the heritage of the area and achieves environmental regeneration, to create an Arc leading place structured around a new Forest Park and characterised by vibrant neighbourhoods and places to work and learn, set against the backdrop of its enhanced forest setting;
8. The provision of a range of house types and tenures in accordance with the most up to date assessment of housing need, including affordable housing in accordance with required levels as set out in Policy DM1(S) to meet the needs of the wider community including the ageing population;
9. The provision of a mix of beautifully and imaginatively designed homes at a range of densities reflecting the context and character of different parts of the site, in particular higher densities and compact urban forms around the rail hub and settlement centre;
10. The provision for a wide range of construction opportunities, offering prospects for a variety of house builders and developers including small and medium sized enterprises and including the provision of serviced plots for self-build and custom homebuilding in accordance with Policy DM5;
11. The provision of serviced sites for secondary and primary schools including early years facilitates at the heart of the local neighbourhoods to serve the new development:
    • Provision of serviced sites to accommodate primary schools to provide at least 8 Forms of Entry with early years provision (2x 3FE 3ha and 1 x 2FE 2.4ha),
    • Provision of a serviced site within the settlement centre providing a minimum area of 10.1ha to accommodate 8FE secondary school with space for sixth form,
    • Financial contribution towards secondary school provision.
12. The provision of pitches for Gypsy and Travellers and plots for travelling show people to contribute to the need identified in a Gypsy and Traveller Accommodation Assessment;
13. The provision of leisure and sports facilities at accessible locations in line with current standards to serve the settlement;
14. The provision of multi-functional community space and healthcare facilities within local centres at the heart of walkable vibrant sociable neighbourhoods;
15. Foster healthy living through access to green space as a key driver of the settlement design and opportunities for local food production, including through the provision of allotments and orchards;
16. The establishment at an early stage in the development of the new settlement of appropriate and sustainable long-term governance and stewardship arrangements for community assets including green space, public realm areas and community and other relevant facilities. Such arrangements are to be funded by the development and include community representation to ensure residents have a stake in the long-term development, stewardship and management of their community;
17. Design of the new settlement should incorporate appropriate mitigation measures in relation to noise sources including railway lines and the remediation of contaminated land.

ACCESSIBLE

18. In accordance with the transport and movement strategy, the provision of a balanced package of measures to encourage smarter transport choices to meet the needs of the new development including the integration of technology to deliver 'on-demand' travel information and measures to reduce the number of single occupancy car trips;
19. Measures should maximise the opportunities for active travel through the provision of a network of footpaths, cycle ways and bridleways to enhance permeability within the site and to the adjoining area and will include:
    • connections between communities across the East West Rail Line at Stewartby Hardwick, Manor Road and one additional location between these two points to facilitate accessibility,
    • new multi user routes to connect with the wider rights of way network and active travel links to Bedford,
    • measures to facilitate access by bus services across the site including a shuttle bus connecting the site with Gibraltar Corner and Wixams,
    • car clubs and mobility hubs,
    • appropriate measures to facilitate autonomous vehicles,
20. A programme of measures to facilitate accessibility and minimise and mitigate the traffic impacts on the local and strategic road network to include:
    • Additional access to the B530 and the conversion of B530 / Manor Road junction to a roundabout as part of access to / from Wixams Station,
    • Addition of flared approaches on the B530 approaches to the Kiln Road Roundabout,
    • Realignment of Manor Road and connections to Fields Road,
    • Upgrades to Broadmead Road,
    • Contributions towards the provision of a footbridge to Wixams Station (west) and foot and cycle connections to Manor Road,
    • The development is dependent on the delivery of transport improvements which will need to be secured before development can take place, in accordance with an agreed Infrastructure Delivery Plan.

PROSPEROUS

21. The delivery of new neighbourhoods that are sociable, vibrant, and walkable (20 minutes) neighbourhoods with equality of access for all. The new settlement will provide a range of community services and facilities including health, education, retail, culture, community meeting, co-working spaces and local employment opportunities around the station and in local neighbourhoods, multifunctional open space and sports and leisure facilities;
22. An innovation hub with the potential for the incorporation of academic and science park uses with elements of high tech manufacturing;
23. Installation of super-fast broadband for all businesses and community facilities and also for all dwellings to support home working, at the outset of each phase of development.

(35) Policy HOU15 Land South of Wixams

Land at south of Wixams will be developed for residential uses and open space. Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to accord with the South of Bedford strategic framework;
2. Provision of a mix of dwelling types and sizes;
3. Submission of a Transport Assessment to include:
   • Improved pedestrian and cycle access from the site via the A6 and Bedford Road;
   • An access strategy for vehicle access to the site and wider Wixams;
   • Multi-user routes to connect to existing networks in Wixams and surrounding areas;
   • A new bus stop to provide an extension to the existing bus service route in Wixams;

4. Provision of a mobility hub;
5. Financial contributions towards secondary school provision;
6. A noise report should guide the location and design of dwellings on the site and establish any required mitigation measures.
7. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site with appropriate public access;
8. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements;
9. Creation of a strategic green corridor to secure a permanent green buffer between Wixams and Wilstead;
10. Development should preserve and where opportunities arise enhance heritage assets and their setting, including assets located in Duck End and Wilstead;
11. Pre-determination archaeological evaluation will be required;
12. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
13. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

(61) Policy HOU16 Land at East Wixams

Land at East of Wixams will be developed for residential, community and open space uses.

Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to accord with the South of Bedford strategic framework. The masterplan and design code should be prepared in consultation with the Met Office to ensure that the limitations created by the proximity of the Meteorological Research Unit at Cardington Airfield are fully considered;
2. Provision of a mix of dwelling types and sizes;
3. The development is dependent on the delivery of transport improvements which will need to be secured before development can take place in accordance with an agreed Infrastructure Delivery Plan;
4. Provision of a full Transport Assessment to be submitted with any planning application;
5. Traffic mitigation for the existing roundabouts off A6 to accommodate the new development;
6. Extension of the bus service from the existing Wixams bus network including the provision of new bus stops to service the new development, measures to facilitate a shuttle bus connecting the site with Gibraltar Corner and Kempston Hardwick and a mobility hub;
7. Provision or upgrading of existing pedestrian and cycle links to bridleway status to allow active travel to Shortstown and Wixams including the crossing of the A6;
8. Provision of two 2.4ha serviced sites to accommodate two form entry primary schools to include early years' provision;
9. Provision of an 11ha serviced site to accommodate a nine form entry secondary school to include sixth form provision;
10. Financial contribution towards secondary school provision;
11. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site with appropriate pubic access;
12. Development should preserve and, where opportunities arise, enhance heritage assets and their setting, including assets located in Duck End, with appropriate mitigation measures adopted along the southern boundary of the site;
13. Pre-determination archaeological evaluation will be required;
14. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary;
15. Delivery of low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

(25) Policy HOU17 Land at College Farm, Shortstown

Land at College Farm, Shortstown will be developed for residential uses and open space.

Key principles of development to be addressed include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to accord with the South of Bedford strategic framework. The masterplan and design code should be prepared in consultation with the Met Office to ensure that the limitations created by the proximity of the Meteorological Research Unit at Cardington Airfield are fully considered;
2. Provision of a mix of dwelling types and sizes;
3. The development is dependent on the delivery of transport improvements which will need to be secured before development can take place in accordance with an agreed Infrastructure Delivery Plan;
4. Submission of a Transport Assessment to include measures to mitigate impact of the development on the local and strategic route network and to maximise opportunities for sustainable travel;
5. Provision of a mobility hub;
6. Provision of a 2.4ha serviced site to accommodate a 2FE Primary school to include early years' provision;
7. Financial contribution towards secondary school provision;
8. Buffer planting and landscaping to assimilate the development into the surrounding landscape;
9. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site with appropriate public access;
10. Identification of opportunities to enhance green infrastructure including connections to existing networks;
11. Provision of public open space;
12. Development should be designed to preserve and, where opportunities arise, enhance heritage assets and their setting, including:
    • Grade II* Cardington Sheds 1 and 2
    • Listed buildings in Harrowden

13. Pre-determination archaeological evaluation across part of site not already subject to evaluation;
14. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified. New development will be steered to areas of lowest flood risk;
15. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements;
16. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

(12) Policy HOU18 Land at Former DVSA Site, Shortstown

Land at the former DVSA site, Shortstown will be developed for residential use. Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to accord with the South of Bedford strategic framework;
2. Provision of a mix of dwelling types and sizes;
3. Submission of a Transport Assessment to include measures to mitigate impact of the development on the local and strategic route network and to maximise opportunities for sustainable travel;
4. Provision of a mobility hub;
5. Provision of a footway and cycleway to link in with the existing network and adjacent sites;
6. Development should preserve and, where opportunities arise, enhance heritage assets and their setting, including:
   • Grade II* Cardington Sheds 1 and 2
   • Grade II Cardington Railway Station
   • Cardington Conservation Area

7. Pre-determination archaeological evaluation will be required;
8. Financial contributions to secondary school provision;
9. Contaminated land assessment to be submitted with the planning application;
10. Habitat survey required as the site is identified as high risk for Great Crested Newts;
11. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site;
12. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
13. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
14. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(30) Policy EMP5 Land at Pear Tree Farm, Elstow

Land at Pear Tree Farm will be developed for a science park (primarily research and development with elements of manufacturing, warehousing and related distribution). Key principles of development include:

1. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to accord with the South of Bedford strategic framework. The masterplan and design code will ensure that the site is developed as a high value business park providing primarily research and development space in a landscaped setting;
2. 20.4 hectares employment site;
3. Design to respect local landscape priorities, with particular regard to views of Elstow Abbey and ensuring separation from Elstow village;
4. Retention of open land to maintain separation between the development and Elstow Village;
5. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site;
6. Delivery of Forest of Marston Vale planting as a buffer along the boundary with the A421;
7. Provision of a green corridor incorporating a pedestrian and cycle route south of the A421 west / east from the A6 to Bumpy Lane and the A600;
8. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified and implemented;
9. Development should preserve and where opportunities arise enhance heritage assets and their setting;
10. Pre-determination archaeological evaluation will be required;
11. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements;
12. Submission of a Transport Assessment to include measures to mitigate impact of the development on the local and strategic route network and to maximise opportunities for sustainable travel;
13. Provision of a pedestrian / cycle bridge across the A421 between the site and Abbey Field or contribution towards pedestrian and cycle links required on the west side of the A6 from Wilstead Road roundabout and across the A421 / A6 junction to Bedford and Wixams;
14. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

(24) Policy HOU19 Little Barford New Settlement

As identified on the Key Diagram and Policies Map, land at Little Barford is allocated as a new settlement to create a landscape led beautiful, healthy and sociable community located in close proximity to the proposal for a new station on the East West Rail line delivering at least 4,000 new homes and in the region of 4 hectares employment. It will provide all the key services and facilities to address its own needs, including health, education, retail, culture and community components, and will foster a strong local community based approach to the ownership and long-term stewardship of assets.

The new settlement will have a distinct identity based on a landscape led approach which values and enhances the natural environment and responds directly to its context. The settlement will be developed to a high design quality achieved through a process of master planning and design coding and will incorporate a range of homes, employment, an integrated and multi-purpose green infrastructure network lending context and character to walking neighbourhoods which will enable residents to meet the majority of their day to day needs locally and achieve access to the new East West Rail station by active travel modes.

A strategic masterplan and design code is to be prepared by the Council in conjunction with the landowners, stakeholders and local community and adopted as a Supplementary Planning Document. This document will need to be produced ahead of the submission of any planning application and will demonstrate how the new settlement will deliver the policy principles below and will include:

• A Natural Capital impact assessment and biodiversity study with appropriate mitigation and enhancements;
• A Green Infrastructure strategy;
• A transport and movement strategy including infrastructure needs and the relationship to East West Rail;
• A phasing strategy to ensure that infrastructure investment is provided in tandem with or ahead of the development it supports;
• An infrastructure delivery plan setting out the timing, funding, and provision of green, social, and physical infrastructure, including schools, community facilities and local centres in tandem with housing development;
• Character assessment and master planning;
• Design coding;
• A strategy for sustainable long-term governance and arrangements for the stewardship of community assets;
• A detailed assessment of the mineral resource within the Mineral Safeguarding Area to examine quantity, quality and feasibility of extraction;
• A site specific flood risk assessment including identifying opportunities to reduce surface water run-off and flood risk on and off site;
• A detailed heritage impact assessment.

In order to ensure that the new settlement is brought forward in a high quality, strategic and comprehensive manner, planning permission will only be granted following the adoption of the strategic masterplan and design code. Development must demonstrate how it has been holistically planned to accord with the objectives of the Local plan and the specific principles below:

GREENER

1. The provision of high quality planning, design and place-making, and management of built and public realm so that the Little Barford new settlement is characterised as a distinctive place that capitalises on local assets and establishes environments that promote health, and wellbeing;
2. The provision of a multifunctional green infrastructure which: retains, enhances, connects, and increases accessibility to the green infrastructure network including the River Great Ouse and on site woodland areas; provides well-integrated green space (formal, natural and allotments); and provides environmental net gains;
3. As part of the green infrastructure network, cycle and pedestrian links to facilitate active travel within the neighbourhoods and surrounding areas;
4. Integration of Sustainable Drainage Systems into the network of open spaces, to mitigate potential flood risk, and measures to ensure resilience to climate change including measures to ensure the efficient use of energy and water in accordance with Policy 93;
5. The Council will consider whether any areas of the Little Barford settlement merit designation as a Conservation Area. In the event of its designation, development must preserve and where opportunities arise, enhance its special interest.
6. The protection and / or enhancement of heritage and biodiversity assets within and surrounding the site, to include:
   • Any new development should contribute positively to local character and distinctiveness and enhance or better reveal the significance of any designated heritage assets affected,
   • Pre-determination archaeological evaluation in all areas which will potentially be impacted by development and where the nature and significance of the archaeological resource does not necessitate preservation in situ,
   • Development should also seek to sympathetically reuse built heritage and retain those non-designated heritage assets of archaeological interest in situ, including above ground settlement and associated earthworks, which make a positive contribution to the appearance, understanding, appreciation and interpretation of the historic settlement,
   • Submission of a biodiversity report with appropriate mitigation and enhancements.

PLACEMAKING

7. Place making based on a landscape led approach to creating a vibrant place which is sensitive to local character and creates distinctive neighbourhoods;
8. The provision of a range of house types and tenures in accordance with the most up to date assessment of housing need, including affordable housing in accordance with required levels as set out in Policy DM1(S) to meet the needs of the wider community including the ageing population;
9. The provision of a mix of beautifully and imaginatively designed homes at a range of densities reflecting the context and character of different parts of the site, in particular lower densities in accordance with the historic character of the western side of the site and higher densities in areas with higher accessibility to the East West Rail station and local centres;
10. The provision for a wide range of construction opportunities, offering prospects for a variety of house builders and developers including small and medium sized enterprises and including the provision of serviced plots for self-build and custom homebuilding in accordance with Policy DM5;
11. The provision of serviced sites for secondary and primary schools including early years facilitates at the heart of the local neighbourhoods to serve the new development, (2 x 5.5ha 4FE primary and 1 x 10.1ha 8FE secondary schools); Due to the lack of capacity in existing schools, additional capacity will be required to be open prior to the occupation of the first dwelling. Financial contribution towards secondary school provision;
12. The provision of pitches for Gypsy and Travellers and plots for travelling show people where need is identified in a Gypsy and Traveller Accommodation Assessment;
13. The provision of leisure and sports facilities at accessible locations in line with current standards to serve the settlement;
14. The provision of multi-functional community space and healthcare facilities within local centres at the heart of walkable vibrant sociable neighbourhoods;
15. The fostering of healthy living through access to green space as a key driver of the settlement design and opportunities for local food production;
16. The establishment at an early stage in the development of the new settlement of appropriate and sustainable long-term governance and stewardship arrangements for community assets including green space, public realm areas and community and other relevant facilities. Such arrangements are to be funded by the development and include community representation to ensure residents have a stake in the long-term development, stewardship and management of their community;
17. Layout and design of the new settlement should incorporate appropriate mitigation measures in relation to high pressure gas pipelines, overhead power lines and noise sources including railway lines.

ACCESSIBLE

18. In accordance with the transport and movement strategy, the provision of a balanced package of measures to encourage smarter transport choices to meet the needs of the new development including the integration of technology to deliver 'on-demand' travel information and measures to reduce the number of single occupancy car trips;
19. Measures should maximise the opportunities for active travel through the provision of a network of footpaths, cycle ways and bridleways to enhance permeability within the site and to the adjoining area and will include:
    • connections between communities across the East Coast Main Line at a minimum of two locations,
    • new footway and cycle routes including the integration of National Cycle Network (NCN) route 12 through the site,
    • links to the East West Rail station including the provision of a dedicated shuttle bus service from the site,
    • measures to facilitate access by bus services across the site,
    • provision of charging points for electric vehicles,
    • car clubs and mobility hubs,
    • appropriate measures to facilitate autonomous vehicles,
20. A programme of measures to facilitate accessibility and minimise and mitigate the traffic impacts on the local and strategic road network to include:
    • widening of Barford Road and any necessary new junctions,
    • widening of the existing footway and conversion to a cycle / pedestrian route on Barford Road up to the A428 roundabout,
    • provision of a multi-user route alongside River Great Ouse and potential to cross the river,
    • The development is dependent on the delivery of transport improvements which will need to be secured before development can take place in accordance with an agreed Infrastructure Delivery Plan.

PROSPEROUS

21. The delivery of new neighbourhoods that are sociable, vibrant, and walkable (20 minutes) neighbourhoods with equality of access for all. The new settlement will provide a range of community services and facilities including health, education, retail, culture, community meeting spaces, multifunctional open space and sports and leisure facilities;
22. Approximately 3.6 ha of industrial and warehousing employment land, to be located adjacent to and act as an expansion of the existing Little Barford employment area;
23. Installation of super-fast broadband for all businesses and community facilities and also for all dwellings to support home working, at the outset of each phase of development.

(118) Policy EMP6 Business Park, Land at Water End and St Neots Road

Land at Water End and St Neots Road will be developed for a campus-style development (primarily research and development with elements of manufacturing, warehousing and distribution). Key principles of development include:

1. A research campus of approximately 30 hectares in total on two sites at Water End and St Neots Road;
2. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application. The master plan and design code will ensure that the site is developed as a high value business park providing primarily research and development space in a landscaped setting;
3. Design to respect local landscape priorities, ensuring separation from Renhold, Green End village and the need for sensitive external lighting;
4. Provision of high quality landmark / gateway buildings at A421 junction in a landscaped environment;
5. Pre-determination archaeological evaluation will be required;
6. Development should be designed where possible to preserve and where opportunities arise, enhance the significance of heritage assets and the contribution made by setting, including for:
   • Scheduled monument of Howbury ringwork and Medieval Trackway,
   • Grade II listed Great Dairy Farmhouse,
   • Grade II listed Hill Farmhouse,
   • Grade II listed 52 Green End,
   • Grade II listed Howbury Hall and associated heritage assets,
7. Include appropriate mitigation measures where necessary for heritage assets listed under vi;
8. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change;
9. Submission of a Transport Assessment to include:
   1. Improvements to the A421 junction roundabouts,
   2. Measures to ensure sustainable travel to / from the development,
10. Provision of a mobility hub;
11. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements;
12. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off by on and off site should be identified;
13. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

(7) Policy EMP7 Land at College Farm, Black Cat roundabout

Land at College Farm, Black Cat roundabout will be developed for roadside services, industrial, warehousing and distribution uses. Key principles of development include:

1. Roadside service facilities including, service station, hotel, lorry park and associated roadside service facilities;
2. 3.0 hectares employment site;
3. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary;
4. A Transport Assessment will be required to identify the impact of traffic on the highway and necessary mitigations including measures to ensure sustainable travel to / from the development;
5. Archaeological excavation of areas within the proposal site not previously investigated / excavated ahead of quarrying or in connection with the A428 scheme;
6. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements;
7. Design should consider the need for sensitive external lighting;
8. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

(10) Policy EMP8 Land at Roxton, south west of the Black Cat roundabout

Land at Roxton, south west of the Black Cat roundabout will be developed for warehousing and distribution uses. Key principles of development include:

1. 17.0 hectares employment site;
2. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application. The masterplan and design code will ensure that the site is developed in a landscaped setting that minimises its impact on nearby residential properties;
3. Design to respect local landscape priorities, ensuring separation from nearby residential properties in Roxton;
4. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified;
5. Pre-determination archaeological evaluation will be required;
6. Development should designed to preserve and where opportunities arise enhance the significance of heritage assets and the contribution made by their setting including for:
   • Scheduled monument of Tempsford Bridge,
   • Roxton Conservation Area and assets within,

7. Include appropriate mitigation measures where necessary for heritage assets listed under vi;
8. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements;
9. A Transport Assessment will be required to identify the impact of traffic on the highway and necessary mitigations including measures to ensure sustainable travel to / from the development;
10. The development is dependent on the delivery of transport improvements which will need to be secured before development can take place in accordance with an agreed Infrastructure Delivery Plan;
11. Design should consider the need for sensitive external lighting;
12. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.