Redbourn Neighbourhood Plan– 5.Bridge Nursery Dunstable RoadSite Assessment

Sustainability theme/Objectives / Assessment criteria / Bridge Nursery Dunstable Road
1.8 ha (0.3 ha for development)
10-12 dwellings
SHLAA/LPA ref (if applicable) / SHLAA 278
1/Environment
To preserve and enhance the natural beauty of Redbourn in terms of its geology, landform, soils, biodiversity, water systems and climate / - Will the site impact on areas of environmental sensitivity, e.g. SSSIs, biodiversity action plan areas, local/county wildlife sites, ancient woodlands? / No
- Is the site wholly located in thefloodplain(more than 50% in flood zone 3)?
- Is the site under threat from surface water flooding? / No
- Would development result in the loss of the best and most versatile agricultural land? Is this land clearly suitable for farming? / Grade 3. The site contains derelict glasshouses so there would be the potential for continued agricultural use. However, these glasshouses have been derelict for some time therefore the prospect of agricultural activity is low.
2/Environment
To protect the landscape and
townscape setting of Redbourn
village by focusing development in or around the village and on previously developed land / - Does this site stand alone in open countryside or is it adjacent to/within main settlement? / Site does extend out into the countryside to a limited degree.
There would need to be a buffer created to ensure no subsequentsprawl of development to the east. This could be addressed through the proposed offer of land on the eastern boundary to be used as allotments.
- Would development have a detrimental impact on the landscape? / The site would be visible from the east but the use of allotments and appropriate planting on the eastern boundary would help to mitigate this impact.
- Is the site greenfield or previously developed land? / Greenfield
- Would development conflict with neighbouring uses? / No
3/Environment
To protect the identity and local
heritage of Redbourn / - Does the site impact on a Conservation Area, listed building(s) and/or Scheduled Ancient Monument? / Barn on adjacent land is Grade II listed. There is also a locally listed building on adjacent land. Development would need to ensure that it did not affect the setting of either. This is not considered to be a significant issue.
Part of site is within Conservation Area so development would have
to preserve its setting.
4/Social
To ensure that housing addresses the needs of the existing community of Redbourn / - Is the site capable (by virtue of size) ofaccommodating the housing needs of all identified groups?
- Is the site large enough to provide for affordable housing needs (i.e. the site is capable of delivering 25 or more dwellings/on a site of 1 hectare or more) on site? / No. The site is not large enough to provide any affordable housing and would only be capable of providing a limited range of housing to address wider market needs. The site's location may make it favourable for a development of small units principally for older people but also possibly for first-time buyers. This would serve to increase the number of dwellings provided.
5/Social
To ensure that the community has
adequate access to the key services it needs, including health facilities,
convenience shops and schools / - Is the site capable of providing safe and/or improved linkages to the village centre? / There is safe footway access all the way to the centre of the village. The site cannot improve access to the village centre.
- Is the site within a desirable or acceptable walking distance of the village centre? / The site is within a desirable walking distance of the High Street with footpath/footway access directly into the centre. The proposal to site the library along with the existing fire station and provide a dedicated pedestrian crossing off Harpenden Lane will further improve access.
6/Social
To ensure that the community has a high quality and healthy lifestyle. / - Would the site be potentially subject to unacceptable noise or air pollution from neighbouring uses or would there be any hazards to a high quality and healthy lifestyle? / The site would not be subject to unacceptable noise and air pollution and there are no obvious hazards.
7/Social
To ensure the provision of a range of community facilities that provide for the needs of the community / - Does the site create the opportunity to provide new community infrastructure and/or green open space in an accessible location for the wider community?
- Is the site capable of providing safe and improved linkages to community facilities/centre of the village? / The site has the potential to provide community infrastructure. Allotments could be provided and their siting on the eastern boundary of the site would allow them to act as an important buffer preventing further development to the east. There is also land in the northern part of the site that could be given over to community uses. The open nature of this land would mean any such use would have to be an appropriate use in the countryside.
The site can provide safe linkages to the community facilities in the High Street and also to the Park Centre.
8/Economic
To maximise the potential of existing employment/employers and support the need for new employment opportunities, particularly start-ups. / - Will development of the site result in the loss of commercial business premises? If so, will there be significant job losses? / No
- Will the development provide an opportunity to deliver start-up space on site? / No
- Will the development provide new employment to serve local needs? / No
9/Social
To improve safe and sustainable
movement around the parish and to the village by a range of modes / - Can the site be accessed by vehicular traffic? / Yes, off Dunstable Road and Harpenden Road
- Will the site impact on any existing footpaths or other public rights of way (PROW)? / No There is an existing informal footpath along the eastern edge of the site which could be retained.
- Is the site on a safe cycling route into the village or does it create the opportunity to deliver a new cycle route? / The site is located reasonably close to the centre of the village for cycling so would be reasonably safe and easy, albeit not on dedicated cycle paths.
- Does a site, by virtue of its location and scale, have a severe impact on the existing highway network? / The scale of development would be unlikely to have a severe detrimental impact.
- Is the site within a desirable or acceptable walking distance from nearest bus stop? / Yes - desirable
Overall assessment / The site has good potential for development. Whilst there would only be a limited number of dwellings that could be provided, the site would also have the benefit of providing allotment space (which would have the added benefit of acting as a buffer preventing further development to the east) and other community space. The site is very well located for accessing the centre of the village.