site assessment forms

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Central Bedfordshire Councilwww.centralbedfordshire.gov.uk

Site Assessment FormsToddington

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Contents

ALP078 ............................................................................................................................................3

ALP086 ............................................................................................................................................4

ALP091 ..........................................................................................................................................13

ALP160 ..........................................................................................................................................15

ALP189 ..........................................................................................................................................17

ALP193 ..........................................................................................................................................27

ALP227 ......................................................................................................................................2930

NLP002......................................................................................................................................3940

NLP032......................................................................................................................................4142

NLP041......................................................................................................................................4344

NLP069......................................................................................................................................4647

NLP138......................................................................................................................................4950

NLP152......................................................................................................................................5253

NLP153......................................................................................................................................6162

NLP184......................................................................................................................................7071

NLP294......................................................................................................................................7980

NLP348......................................................................................................................................8283

NLP378......................................................................................................................................9192

NLP405..................................................................................................................................101102

NLP410..................................................................................................................................110111

NLP411..................................................................................................................................113114

NLP453..................................................................................................................................122123

NLP454..................................................................................................................................132133

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Site Assessment Framework for HOUSING1

Site detailsReference Number ALP078

Site Name Land to the rear of 55 & 56 Luton RoadSite Address Land to the rear of 55 & 56 Luton Road, ToddingtonSettlement ToddingtonSize Submitted Developable Area: 0.07ha

Submitted Whole Site Area: 0.07haMeasured GIS Area:0.07ha

Proposed UseAny otherinformation

STAGE 1 : SUITABILITY AND AVAILABILITY (EXCLUSIONARY STAGE)This section will exclude any sites which do not pass the exclusionary suitability criteria and they will notbe assessed further.

STAGE 1A ASSESSMENTThis stage of the assessment rules out sites that are too small or conflict with national policy designations.Provisional Site Capacity1 Is the site likely to accommodate less than 10

dwellings?Work out the number of new homes from site sizeusing density of 30dph and exclude up to 40 %depending on site size of land for infrastructure andservices, take into account topography or significantareas of undevelopable land.Site Size Gross to net ratio standards

Up to 0.4 hectare 100% 0.4 to 2 hectares 80% 2 hectares or above 60%

Note: for this calculation use the submittedDevelopable Area, or the area measured in GIS ifthis is smaller.

Yes Number of proposed dwellings asper proforma:

3

Number of proposed dwellings asper CBC methodology:

2

Flood Risk (All sites which reach Stage 2 will be subject to the Sequential Test)2 Is more than 50% of the site located in Flood Zone 2

or 3?No Not in Floodzone 2 and 3

3 Is more than 50% of the site at risk from surfacewater flooding?

No Not at risk from surface waterflooding

Nationally significant designations (All sites which reach Stage 2 be subject to detailed assessment)4 Is more than 50% of the site covered by nationally

significant designations? These are: Sites of SpecialScientific Interest, National Nature Reserves,Scheduled Monuments, Registered Parks andGardens.

No Not within nationally significantdesignation

5 Is more than 50% of the site located within the Areaof Outstanding Natural Beauty?

No Not within AONB.

Does the site continue to next stage? No

1Employment sites and Gypsy and Traveller sites will be assessed using separate bespoke site assessment criteria.

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Site Name Middle LakesSite Address Middle Lakes, Russell RoadSettlement ToddingtonSize Submitted Developable Area: 2.83ha


Proposed Use ResidentialAny otherinformation

Same as NLP184






no Number of proposed dwellings asper proforma:

63


50









No Not within AONB

Does the site continue to next stage? Yes


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STAGE 1B ASSESSMENTThis stage of the assessment rules out sites that are not well related to existing settlements but are of aninsufficient size to be self contained. It also rules out sites which would cause coalescence of existingtowns or villages. For the purposes of this assessment, a self-contained site is defined as a site which willprovide 1,500 homes or more3.Relationship to Settlement6 For sites that are not of a sufficient scale to be self-

contained, is the site a logical extension to thesettlement or are there any major physicalconstraints(for example A roads, rivers or railways)that separate it from the main settlement?

G The site is located to the south ofToddington and it adjoins thesettlement. As such it would form alogical extension to the village ofToddington.

7 Does the site cause coalescence between anexisting village or town and another existing villageor town? If yes, then grade as Amber if the sitewould be able to provide appropriate buffers orgreen wedges to mitigate this, or Red if it would notbe possible for appropriate buffers to be providedleaving a reasonable developable area based on theindividual context of the site.

G The site would not causecoalescence.


STAGE 1C ASSESSMENTThis stage of the assessment rules out sites that are not able to meet their critical infrastructure needs4.Critical Infrastructure8 Can the site meet the critical infrastructure

requirements that will enable delivery5?A Further information required.


STAGE 1D ASSESSMENTThis stage of the assessment rules out sites that are not available. A site is considered available fordevelopment where there are no legal or ownership problems and the landowner has expressed anintention to develop the site.Availability9 What is the existing use of the site?

Would the existing use limit the developmentpotential?

G Greenfield

10 Is the land controlled by a developer or land ownerwho has expressed an intention to develop the site?

G Land controlled by land ownerintent on developing the site.

11 Are there any legal or ownership problems that coulddelay or prevent development?If Yes, then can these be issues be realisticallyovercome?

G There are no legal or ownershipproblems.

12 Does the site already have planning permission forthe proposed use? If yes, then score as Redbecause it’s not eligible for allocation.

G No planning permission

3The figure of 1,500 homes has been taken from the Government Publication ‘Locally-Led Garden Villages, Towns

and Cities’. This defines the eligibility criteria for Garden Villages as standalone settlements of between 1,500 and10,000 homes. ( see https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/508205/Locally-led_garden_villages__towns_and_cities.pdf )4

Critical infrastructure is that which has been identified as infrastructure that must happen to enable physicaldevelopment. These infrastructure items are often known as ‘blockers’ or ‘showstoppers’, and are most common inrelation to transport and utilities infrastructure. Failure to provide these pieces of infrastructure could result insignificant delays in the delivery of development.5

This is an assessment based on the information known at this stage, a full assessment of infrastructure requirementswill be undertaken before any sites are allocated.

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STAGE 1E ASSESSMENTThis section records the findings of the Strategic Green Belt Review and also provides a preliminaryscreening of sites to determine whether they may be capable of demonstrating ExceptionalCircumstances. Any site in the Green Belt that is determined as suitable based on the high level SHLAAassessment would still have to demonstrate Exceptional Circumstances to considered for allocation in thePlan.Greenbelt13 Is the site located within the Green Belt? Yes Site within Green Belt14 If answer to question 13 is yes, then does the site lie

within one of the parcels which have been identifiedin the Central Bedfordshire and Luton Green BeltStudy as making only a relatively weak, weak, or nocontribution? If yes, site progresses through to Stage2.

Yes The site has been identified ascontributing a relatively weakcontribution.

15a Does the site have all of the following merits thatmay outweigh the harm to the Green Belt and whichmay contribute to identification of exceptionalcircumstances?

Adjoining settlement has at least 3 of thefollowing key local services - convenienceshop, lower school, middle school, upperschool, village hall, GP surgery, post office,library (use settlement audit)

Site makes a strong contribution to housingneed (100 plus homes) within the Luton HMA

Site is in or directly adjacent to a settlementthat has a mainline rail station or directassess (junction) to the strategic roadnetwork (A road or motorway)

Sites in Green Belt other than those covered by 14and 15b that cannot meet these criteria, will notprogress any further in this assessment ofsuitability.*

No The site does not have any of thelisted merits that may outweighharm to the Green Belt.

15b Sites which have support from the local communityas demonstrated through an allocation in an adoptedor draft Neighbourhood Plan (that has been subjectto Regulation 14 consultation) that do not meet thecriteria in question 15a will automatically progressthrough this stage to be considered further at Stage2.6

N/A Toddington NP being progressedand in early stages.


STAGE 2 : SUITABILITY (DETAILED ASSESSMENT)STAGE 2 ASSESSMENTThis stage further assesses the site’s suitability using detailed desktop assessment. A red rating for anyquestion does not mean that the site will be automatically excluded at this stage as the ratings acrossStage 2A will be looked at as a whole using planning balance.Previously Developed Land16 Is the site Previously Developed Land in accordance

with the NPPF definition? 76% - 100% (G)

R Greenfield

6Draft Neighbourhood Plan allocations in Green Belt that are proposed after this site assessment phase has

concluded, may still be considered for allocation.

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26 - 75% (A) 25% - 0% (Greenfield) (R)

Community17 Neighbourhood Planning (only applicable in

designated areas)Is the site identified as a housing allocation in anemerging Neighbourhood Plan?

Yes Toddington NP is designated.

18 Community ConsultationHas any community consultation taken place?If yes, provide brief details on the form thisconsultation took and any overall communityresponse.

No No community consultation

19 Sustainability of SettlementWould this proposal impact on the sustainability ofthe settlement through the loss of services andfacilities (for example, employment, retail, publichouse etc)

No The site would not impact on thesustainability of the settlement.

Cumulative Impact20 Considering housing completions over the past 10

years, what has been the level of housing growth inthe parish?

Less than 5% growth (G) 5% to 20% growth (A) More than 20% growth (R)

This is calculated by working out the total number ofcompletions over the last ten years as a percentageof the dwellings in April 2006 (as calculated usingcensus and completions data).

G Homes 2006: 1906Homes 2016: 1960

There has been a 2.83% increasein housing in Toddington.

21 What level of housing growth would there be if all theoutstanding permissions (as of April 2016) were tobe completed?


This is calculated by working out the total number ofoutstanding permissions as of April 1st 2016 aspercentage of the total number of dwellings in April2016 (as calculated using census and completionsdata).

G There is outstanding planningpermission for 5 dwellings, an0.26% increase.

Physical Constraints22 Are there any physical constraints or permanent

features that affect the site’s developability?For example pylons, gas works, sewage treatmentworks, topography or wind turbines.

A There are no physical constraintshowever; there is no access to themain roads.

Relationship to Settlement23 Would development of the site be complementary to

the existing settlement pattern, and would it have anadverse impact on any historic, unique or distinctivecharacteristics of the settlement’s built or naturalform?

A The site would be complementaryto the existing settlement pattern,however in order to gain access tothe main roads it would need to bedeveloped in conjunction with anadjoining site.

Agricultural Land Quality24 Would the development impact on high quality

agricultural land? 50% or more in non-agricultural land (G) 50% of more in Grade 3b, 4 or 5 (A)

A Grade 3

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50% or more in Grade 1, 2 or 3a (R)

STAGE 2 ASSESSMENTThis stage further assesses the site’s suitability using comments from technical specialists. A red rating forany question does not mean that the site will be automatically excluded at this stage as the ratings acrossStage 2B will be looked at as a whole using planning balance.Transport and Access to Services25 Facilities and services

Question 26 considers the suitability and sustainability of the site for housing. It links to theCouncil’s Settlement Hierarchy Audit.

Issues relating to capacity are assessed separately25a Does the settlement have a Primary/Lower school?

Yes, in the settlement (G) Yes, proposed as part of the development (G) No, but an adjoining settlement does (A) Not in the settlement or an adjoining

settlement (R)

G In settlement

25b Does the settlement have a Middle school (ifapplicable)?

Yes, in the settlement (G) Yes, proposed as part of the development (G) No, but an adjoining settlement does (A) Other catchment school available (A)

G In settlement

25c Does the settlement have a Secondary/ Upperschool?


A Adjoining settlement

25d Does the settlement have a GPs surgery or medicalcentre?


settlement (R)

G In settlement

26 What retail provision does the settlement offer? Town Centre/ Supermarket (G) Convenience Store / Post Office / Newsagent

(A) None (R)

A Convenience store

27 Distance to bus stops with a frequent service (atleast hourly at peak times):

Less than 400m (G) 400m-800m (A) Over 800m (R) OR submission form stated that improved

public transport facilities could be provided aspart of the development (G)

A 781m from a bus stop

28 Distance to nearest train station: Less than 800m (G) 800m-1200m (A) Over 1200m (R)

R Over 1200m

29 Is the site accessible from the existing road network? R No

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School Capacity30 Do the local schools have capacity at all tiers? R Lower school site too small to

accommodate further expansion –land or new site may be required.

31 If not, has a commitment been made to addressthis?

R Provision will need to be provided.

Water Utilities (Gas, Electricity and Broadband Infrastructure will be assessed at a later stage)32 Is there the capacity to provide all required

infrastructure for waste water and potable water?R/A/G Water utilities companies have a

statutory duty to supply water andwaste water infrastructure to newdevelopment sites and a lack ofavailable capacity does not preventfuture development. Anyinfrastructure upgrades requiredwill depend on the quantum andlocation of growth falling withineach catchment area. Whilst theStage 1 Water Cycle Study (April2017) identifies the current capacityof existing water infrastructure, aStage 2 study will be prepared totest the cumulative effect of sitesthat have been shortlisted forallocation in the Local Plan andidentify the nature and timing ofany upgrades required.

Drainage and Flooding (All sites subject to Sequential Test)33 What is the conclusion of the sequential approach to

site allocations, in regards to flood risk? No assessment required (G) Consider Further Assessment (A) Further Assessment Required (R)

G Site is at limited risk of surfacewater flooding, assessment isunlikely to be required

Environmental Health34 Contamination

Are there any contamination constraints on site andwill there be any remediation required?

R/A/G Awaiting comments

35 Adjoining usesWould any adjoining uses have the potential tocause conflict with the proposed use? (for example;noise and smell)


Environmental Constraints36 Landscape character

What would the impacts of development be on thelandscape character or setting of the area or anydesignated landscapes? Would there be any director indirect harm to the Area of Outstanding NaturalBeauty or the Nature Improvement Area?

A must enhance settlement edgelinked to existing plantingstructures / GI

37 Heritage/ ArchaeologyWhat would the impacts of development be on anyheritage assets and their setting?Are there any opportunities for enhancement ofthese assets?

A Site has archaeological potentialbut this would not preventallocation providing appropriatemitigation is undertaken.

38 Ecological AssetsWhat would the impacts of development be on anybiological, geological or ecological assets and arethere any opportunities for their enhancement?

A Existing grassland, retain andbuffer hedgerows, potential impacton bats in hedgerows.

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39 Open space/leisure and GI assetsAre there any potential conflicts with open space,leisure designations or Rights of Way? Is therecapacity to provide the required levels of open spaceand green infrastructure?

A Current habitats would need to beretained, with adjacent woodlandbuffered / extended. ROW to south,would need to be designed tocomplement and enhance.

Minerals and Waste40 What would the impacts of development be on

safeguarded minerals and waste sites, includingmineral safeguarding sites?

G No issues

Planning History41 What is the sites planning history? (For example

planning applications and submissions to previousAllocations Plans)

No relevant planning history


STAGE 2 ASSESSMENT CONCLUSIONIs the site suitable for the proposed development?

The site is to be considered further in the Local Plan.

There are no primary constraints to development on the site. There are concerns regarding access from the site off Russell Road, an existing residential

road and whether this will have impacts on the amenity of the residents along Russell Road. The site is located on the green belt, however, it is located on a site considered to

contributes weakly to the green belt objectives. Although Toddington is considered a sustainable village in terms of its facilities and

services, any further development would require contributions to education provision. Landscape concerns can be mitigated to reduce the impact on the ridge.

STAGE 3 : ACHIEVABILITYThis section assesses whether the site is Achievable in line with NPPG Guidance:A site is considered achievable for development where there is a reasonable prospect that the particulartype of development will be developed on the site at a particular point in time. This is essentially ajudgement about the economic viability of the site, and the capacity of the developer to complete and let orsell the development over a certain period.

Viability43 Referring to the Viability Assessment undertaken by

consultants, is the probability of the site being viablehigh, medium or low?

High (G) Benchmark land value comfortablyexceeded by likely residual value

Low (A) Marginal viability, with likely residualland value close to benchmark land value

Very Low (R) Likely residual value well belowbenchmark land value

G The Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that residual valueof development in this value areaand at this scale would exceedboth the upper and lowerbenchmark land values and assuch the report indicates that suchdevelopment would likely be viable.

Achievability44 Are there any market factors which would affect

deliverability?Site owned by a developer.

The Council’s ResidentialDevelopment Viability Report (Feb2017) is based upon residentialproperty figures between 2013 and2016. The housing market withinCentral Bedfordshire has seen

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significant increases in residentialproperty values in a relatively shortperiod of time, whereby it isconsidered that the viability ofdevelopments within this report hasbeen cautious. For example in2016 Dunstable has benefited froma 17.9% housing price increasewith an average annual house priceincrease in 2016 for housing withinCentral Bedfordshire of 10.74%.

This increase in property value hasbeen a result of not only nationaltrends in house prices and existingtransport links to economicallysuccessful areas but alsosignificant infrastructure projectswithin the pipeline including: East-West Rail; M1-A5 link road; A421upgrades; Oxford to CambridgeExpress Way; Luton and DunstableGuided Busway; M1 improvements;and potential A1 improvements. Itis considered that as suchinfrastructure projects progress thatproperty prices within the LocalAuthority will likely continue toincrease which has and willincrease viability/deliverability ofdevelopment not only in the highervalue areas but also the lowervalue areas of the Authority.

45 When can the scheme realistically commencedelivery?

0 to 5 years (deliverable) 6 to 10 years 11 to 15 years 15 to 20 years Outside Plan Period

0 to 5 years

46 What is the indicative build out time of the site? The Case Study Sites outlinedwithin the Council’s ResidentialDevelopment Viability Report (Feb2017 indicates that after the sitehas received detailed planningpermission a single housebuilderwould likely take one year to firstcompletion and would build out thesite at a rate of 40 dwellings perannum there after.

Does the site pass this stage? Yes

SUMMARY

The sites that pass through this assessment process will not automatically be allocated for development inthe Local Plan.

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Sites will be selected with reference to a number of other factors including: The strategy, vision and objectives proposed in the draft plan Technical evidence studies The sustainability appraisal process The results of public consultation Flood Risk Sequential Approach Further transport modelling Consultation with neighbouring authorities

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Site Name Land at 117 Leighton RoadSite Address Land at 117 Leighton RoadSettlement ToddingtonSize Submitted Developable Area: 1.4ha









30


33









No Not within AONB



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R The site is located on the easternside of Leighton Road, outside thesettlement of Toddington. It has apoor relationship with Toddingtonas it is separated from existing builtdevelopment by agricultural fields.As such it is considered that thesite would not form a logicalextension to the village.





and Cities’. This defines the eligibility criteria for Garden Villages as standalone settlements of between 1,500 and10,000 homes. ( see https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/508205/Locally-led_garden_villages__towns_and_cities.pdf )

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Site Name Land at Drop Short FarmSite Address Land at Drop Short Farm, South of Toddington, Dunstable Road, LU5 6DXSettlement ToddingtonSize Submitted Developable Area: 16.2ha

Submitted Whole Site Area: 16.2haMeasured GIS Area: 16.2ha







No Number of proposed dwellings asper proforma:

460


291


or 3?No Not within Flood zone 2 or 3.





No No nationally significantdesignations on site.


No Not within the AONB



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R The proposed development wouldnot form a logical extension toToddington as it does not adjointhe settlement boundary and istherefore separated fromToddington. It would also extendthe village to the south, away fromthe main settlement.


A Possible coalescence withChalgrave.




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Site Name Land off Dunstable RoadSite Address Land off Dunstable RoadSettlement ToddingtonSize Submitted Developable Area:

Submitted Whole Site Area:Measured GIS Area: 14.57ha


See NLP348







100-150


260


or 3?No Site not within Floodzone 2 or 3.


No Site not at risk from surface waterflooding








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A The site is located adjacent to thesettlement envelope of Toddingtonand if development wasconcentrated along the built-upedge and the remainder of the siteto the south west remainundeveloped the developmentwould be a logical extension toToddington and respect thelandscape.


G No coalescence.







G The site is a greenfield site.


GR A landowner of this site hascontacted the Council andconfirmed that they do not wish todevelop the site for housing.All




This is an assessment based on the information known at this stage, a full assessment of infrastructurerequirements will be undertaken before any sites are allocated.

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landowners are intent ondeveloping the site.


G No legal or ownership problemsthat could delay or preventdevelopment.


G No planning permission for theproposed use.

Does the site continue to next stage? YesNo

STAGE 1E ASSESSMENTThis section records the findings of the Strategic Green Belt Review and also provides a preliminaryscreening of sites to determine whether they may be capable of demonstrating ExceptionalCircumstances. Any site in the Green Belt that is determined as suitable based on the high level SHLAAassessment would still have to demonstrate Exceptional Circumstances to considered for allocation in thePlan.Greenbelt13 Is the site located within the Green Belt? Yes Site located within the green belt14 If answer to question 13 is yes, then does the site lie


No Site not on an identified parcel.






Yes The site meets the three listedcriteria.


N/A No draft ToddingtonNeighbourhood Plan withallocations at this stage.




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with the NPPF definition? 76% - 100% (G) 26 - 75% (A) 25% - 0% (Greenfield) (R)

R Site greenfield



No Toddington Neighbourhood Plan inearly stages.




No The proposal would not impact onthe sustainability of the settlement.





G Homes in 2006: 1906Homes in 2016: 1960

2.83% increase in new homes.




G Outstanding permissions increaseby 0.26%



A As a whole the site has limitedphysical constraints however thesouthern and south westernportions of the site do slope, whichhas the potential to affectdevelopability.

Relationship to Settlement

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23 Would development of the site be complementary tothe existing settlement pattern, and would it have anadverse impact on any historic, unique or distinctivecharacteristics of the settlement’s built or naturalform?

A The site would extend thesettlement envelope southwardsaway from the village centre.


agricultural land? 50% or more in non-agricultural land (G) 50% of more in Grade 3b, 4 or 5 (A) 50% or more in Grade 1, 2 or 3a (R)

R Grade 3





settlement (R)

G Yes in settlement



G Yes in settlement



A Adjoining settlement (Harlington)



settlement (R)

G Yes in settlement


(A) None (R)

A Convenience Store, post office andnewsagent


Less than 400m (G)

G 371m

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400m-800m (A) Over 800m (R) OR submission form stated that improved



R Over 1200m

29 Is the site accessible from the existing road network? G yesSchool Capacity30 Do the local schools have capacity at all tiers? A New lower and middle school may

be required31 If not, has a commitment been made to address

this?A New lower and middle school may

be requiredWater Utilities (Gas, Electricity and Broadband Infrastructure will be assessed at a later stage)32 Is there the capacity to provide all required





A OW present, JFlow modellingrequired to confirm flood risk








A elevated exposed site,development must enhanceexisting settlement envelope &provide substantial landscapebuffer

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A Site has multi-periodarchaeological potential but thiswould not prevent allocationproviding appropriate mitigationis undertaken


A Dropshot Marsh SSSI ons.boundary but good bufferingshown on preliminary proposal ,potential farmland species impact,good opportunities forenhancement.


R/A/ Extensive ROW network aroundand across site. Would need to beenhanced / set within greencorridors. Site includes existingallotments, would need to beretained, and developmentdesigned to relate positively to thisexisting asset. Existing woodlandincluding SSSI on southernboundary, would need protecting,enhancing extending and buffering.Loss of The Glebe Small AmenitySpace, The Glebe Sports Field,Dunstable Road Allotments andpartial loss of Dropshort Marsh.



G No issues






On balance the whole site is not considered appropriate for further assessment. However, due toits impact on landscape, site size and scale a portion would be considered more acceptable.

The site is located in the south of Toddington and would extend the settlement southwards. The site is in an elevated position, which would expose this site in landscape terms. The site is large in scale in relation to the village and its size together with location would

adversely impact upon the character and pattern of development, which has benconstrained due to the Green Belt, in Toddington.

As such a portion of the site will be considered further.

STAGE 3 : ACHIEVABILITYThis section assesses whether the site is Achievable in line with NPPG Guidance:A site is considered achievable for development where there is a reasonable prospect that the particulartype of development will be developed on the site at a particular point in time. This is essentially ajudgement about the economic viability of the site, and the capacity of the developer to complete and let or

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sell the development over a certain period.






A The Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that residual valueof development in this value areaand at this scale with £38kinfrastructure costs would notexceed the upper benchmark landvalue and as such the reportindicates that such developmentmay not be viable.

However the Council’s ResidentialDevelopment Viability Report (Feb2017) is based upon residentialproperty figures between 2013 and2016 and based on the averagebuilding costs during 2016. Thehousing market within CentralBedfordshire has seen significantincreases in residential propertyvalues in a relatively short period oftime, whereby it is considered thatthe viability of developments withinthis report has been cautious. Forexample in 2016 Dunstable hasbenefited from a 17.9% housingprice increase with an averageannual house price increase in2016 for housing within CentralBedfordshire of 10.74%.


For the reasons outlined above it is

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considered that this scale ofdevelopment within this value areamay be viable.


deliverability?The Council’s ResidentialDevelopment Viability Report (Feb2017) is based upon residentialproperty figures between 2013 and2016. The housing market withinCentral Bedfordshire has seensignificant increases in residentialproperty values in a relatively shortperiod of time, whereby it isconsidered that the viability ofdevelopments within this report hasbeen cautious. For example in2016 Dunstable has benefited froma 17.9% housing price increasewith an average annual house priceincrease in 2016 for housing withinCentral Bedfordshire of 10.74%.




0 to 5 years

46 What is the indicative build out time of the site? The Case Study Sites outlinedwithin the Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that after the sitehas received detailed planningpermission two housebuilderswould likely take one year to first

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completion and would build out thesite at a rate of 100 dwellings perannum there after.


SUMMARY



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Site Name Briarmead FarmSite Address Briarmead FarmSettlement ToddingtonSize Submitted Developable Area: 2.2ha









30


36









No Not within AONB



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R The site is separate from thesettlement of Toddington and is notwell related to be an extension tothe village.






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Site Name Crowbush FarmSite AddressSettlement ToddingtonSize Submitted Developable Area:


Proposed Use Residential development including recreational open spaceAny otherinformation

See NLP453







150-350


600


or 3?No Not within Floodzone 2 or 3










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A The site is an extension toToddington and could form alogical extension to the settlementto the south. Development on thissite would be a considerabledistance from the village centre.


A Possible coalescence with Fancott.



requirements that will enable delivery21?G Form states that critical

infrastructure can be provided.Does the site continue to next stage? Yes



G Site currently in use as residential,employment and greenfield.


GR Site promoted by owners.Alandowner of this site hascontacted the Council andconfirmed that they do not wish todevelop the site for housing.

11 Are there any legal or ownership problems that coulddelay or prevent development?If Yes, then can these be issues be realistically

G No legal or ownership problems.





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overcome?12 Does the site already have planning permission for

the proposed use? If yes, then score as Redbecause it’s not eligible for allocation.

G No existing planning permission.


STAGE 1E ASSESSMENTThis section records the findings of the Strategic Green Belt Review and also provides a preliminaryscreening of sites to determine whether they may be capable of demonstrating ExceptionalCircumstances. Any site in the Green Belt that is determined as suitable based on the high level SHLAAassessment would still have to demonstrate Exceptional Circumstances to considered for allocation in thePlan.Greenbelt13 Is the site located within the Green Belt? Yes Site located within the green belt.14 If answer to question 13 is yes, then does the site lie


No Not within an identified parcel






Yes Site meets three listed merits.




STAGE 2 : SUITABILITY (DETAILED ASSESSMENT)STAGE 2 ASSESSMENTThis stage further assesses the site’s suitability using detailed desktop assessment. A red rating for anyquestion does not mean that the site will be automatically excluded at this stage as the ratings acrossStage 2A will be looked at as a whole using planning balance.



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Previously Developed Land16 Is the site Previously Developed Land in accordance


R Site is greenfield





No No community consultation.







G Number of homes in 2006:1906Number of homes in 2016: 1960

A growth of 2.83%.




G Outstanding permissions would bean additional 0.26%.



A The site slopes down towardsFancott. Toddington is elevatedand development of this whole sitewould mean developmentextending down the slope, which isout of keeping with the character ofthe village.


the existing settlement pattern, and would it have anadverse impact on any historic, unique or distinctivecharacteristics of the settlement’s built or natural

A The site extends the settlementpattern of Toddington southeastwards which is not withinkeeping of the character of

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form? Toddington. The site also results incoalescence with Fancott



A Grade 3





settlement (R)

G Yes in settlement



G Yes in settlement






settlement (R)

G Yes in settlement


(A) None (R)




R Over 800m

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R Over 1200m

















A elevated exposed site, wideranging views to AONB and widerpanoramic landscapes.

Exposed site beyond settlementenvelope extending beyond plateauedge and descending east downhighly exposed slope.Key panoramic medium to long

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ranging views to north east / east /south to Sharpenhoe escarpmentAONB and Chilterns AONB horizonthe south / southeast.Any development must be set awayfrom the plateau edge and wraparound existing settlementenvelope within appropriatelandscape setting (Option 1). Anydevelopment , including playingfields, beyond Crowbush Farm 140AOD contour not acceptable due tochange in landscape character.Development beyond 140 contourcannot be effectively andappropriately mitigated due to openexposed landscape character,primarily hedgerow framework withvery limited tree cover ,


A Site has multi-periodarchaeological potential but thiswould not prevent allocationproviding appropriate mitigationis undertaken.Potential impact on CrowbushFarm (non listed heritage asset)which was there by 1901


G Buffer existing woodland &hedgerows, opportunity forecological gain.


A/R Extensive ROW network aroundand across site, including IcknieldWay. These would need to beenhanced / set within greencorridors. Established woodlandaround SE corner of site and alongIcknield Way would need retainingand enhancing.Loss of Crowbush RecreationLand.



G No issues






On balance the whole site is not considered appropriate for further assessment.

The site is located in the south east of Toddington and is in an elevated position, which

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would expose this site and village in landscape terms. The site is also large in scale in relation to the village and its size together with location

would adversely impact upon the character and pattern of development, which has benconstrained due to the Green Belt, in Toddington.

The size of the site and its extend towards Fancott could potentially result in coalescencewith Fancott.

The development would result in the loss of recreation land. In order to safeguard the landscape and views from the site, development must be set away

from the plateau edge and wrap around existing settlement envelope and must not extendbeyond contour 140 due to the unacceptable changes in landscape character.

As such it is only considered that a small portion of this site, adjoining the boundary withToddington could be considered appropriate for further consideration.









This increase in property value hasbeen a result of not only nationaltrends in house prices and existingtransport links to economically

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successful areas but alsosignificant infrastructure projectswithin the pipeline including: East-West Rail; M1-A5 link road; A421upgrades; Oxford to CambridgeExpress Way; Luton and DunstableGuided Busway; M1 improvements;and potential A1 improvements. Itis considered that as suchinfrastructure projects progress thatproperty prices within the LocalAuthority will likely continue toincrease which has and willincrease viability/deliverability ofdevelopment not only in the highervalue areas but also the lowervalue areas of the Authority.

For the reasons outlined above it isconsidered that this scale ofdevelopment within this value areamay be viable.



This increase in property value hasbeen a result of not only nationaltrends in house prices and existingtransport links to economicallysuccessful areas but alsosignificant infrastructure projectswithin the pipeline including: East-West Rail; M1-A5 link road; A421upgrades; Oxford to CambridgeExpress Way; Luton and DunstableGuided Busway; M1 improvements;and potential A1 improvements. Itis considered that as suchinfrastructure projects progress thatproperty prices within the LocalAuthority will likely continue to

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increase which has and willincrease viability/deliverability ofdevelopment not only in the highervalue areas but also the lowervalue areas of the Authority.



0 to 5 years

46 What is the indicative build out time of the site? The Case Study Sites outlinedwithin the Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that after the sitehas received detailed planningpermission two housebuilderswould likely take one year to firstcompletion and would build out thesite at a rate of 100 dwellings perannum there after.


SUMMARY



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Site detailsReference Number NLP002

Site Name Land near Griffin FarmSite Address Griffin Farm, Conger Lane, LU5 6BTSettlement ToddingtonSize Submitted Developable Area: 18ha









Up to 500


Up to 324


or 3?No Not located within Flood zone 2 or

33 Is more than 50% of the site at risk from surface

water flooding?No Site not at risk from surface water

floodingNationally significant designations (All sites which reach Stage 2 be subject to detailed assessment)4 Is more than 50% of the site covered by nationally


No Less than 50% of the site iscovered by nationally significantdesignations.


No Site not within AONB



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R The site lies to the east ofToddington, and is largelyseparated from the existing urbanedge by parcels of opencountryside/agricultural land. It istherefore not considered to be alogical extension to the settlement.


G Does not cause coalescence.




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Site Name Land at Leighton RoadSite Address Land at Leighton RoadSettlement ToddingtonSize Submitted Developable Area: 3.05ha









45


56







No Not in Floodzone 2 and 3





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R The site is located on the westernside of Leighton Road and isseparated from the settlement ofToddington by agricultural fields.As such it has a poor relationshipwith Toddington and would notform a logical extension.






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Site Name Longview Long LandSite Address Longview Long LaneSettlement ToddingtonSize Submitted Developable Area: 1.5ha

Submitted Whole Site Area: 2haMeasured GIS Area:1.88ha








15-30


36









No Not within AONB



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A The site is located on the northernedge of Toddington, outside thesettlement envelope. It has a poorrelationship with Toddington as it isseparated by parcels of opencountryside/agricultural land.









G Greenfield





12 Does the site already have planning permission for G No planning permission





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No The site does not lie within one ofthe parcels.












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Site Name Land north of Station RoadSite Address Land north of Station RoadSettlement ToddingtonSize Submitted Developable Area: 0.54ha









10-12


16









No Not within AONB



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A The site is located to the north ofStation Road and adjoins thesettlement envelope. There isdevelopment along the roadfrontage and it is considered thatdevelopment on the road frontagewould be considered a logicalextension to Toddington.





requirements that will enable delivery35?A Further information is required.




G Greenfield









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No Site is not identified as making aweak contribution.












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Site Name Land at Luton RoadSite Address Land at Luton RoadSettlement ToddingtonSize Submitted Developable Area: 1.46ha



Site also forms part of NLP294







40


35









No Not within AONB



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R The site is located on the easternside of Luton Road, separated fromthe main settlement by therecreation ground. As such it isconsidered, even if developed aspart of NLP294, that it would notform a logical extension toToddington.





requirements that will enable delivery40?G Critical infrastructure can be

provided.Does the site continue to next stage? No



G Greenfield









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Site Name Land SE of Leighton RoadSite Address Land SE of Leighton RoadSettlement ToddingtonSize Submitted Developable Area: 0.71ha

Submitted Whole Site Area: 0.71aMeasured GIS Area:0.71ha








25-32


17









No Not within AONB



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G The site is located on the southeastern edge of Toddington and iswell related to the village. It isconsidered that the site could forma logical extension to Toddington.






delivered.Does the site continue to next stage? Yes



G Greenfield











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Yes The site is identified as a parcelwith a relatively weak contribution.












R Greenfield



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26 - 75% (A) 25% - 0% (Greenfield) (R)












G Homes 2006: 1906Homes 2016: 1960








G There are no physical constraints.



G The site would be complementaryto the existing settlement pattern.



A Grade 3

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settlement (R)

G In settlement



G In settlement






settlement (R)

G In settlement


(A) None (R)

A Convenience store






R Over 1200m

29 Is the site accessible from the existing road network? G Leighton Road

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School Capacity30 Do the local schools have capacity at all tiers? R Lower school site too small to

















G must enhance settlement edge,provide landscape mitigation tosouthern site boundary.




A Rough grassland, buffer andenhance existing hedgerow / trees.

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A Current habitats would need to beretained, with adjacent woodlandbuffered / extended.



G No issues






The site is considered appropriate for further assessment.

There are no primary constraints to development on the site. Although the site is located on the green belt, it is considered that it is on a site that


services, any further development would require contributions to education provision. Development must enhance settlement edge to improve landscape impact.

As such the site is to be considered further.











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0 to 5 years

46 What is the indicative build out time of the site? The Case Study Sites outlinedwithin the Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that after the sitehas received detailed planningpermission a single housebuilderwould likely take one year to buildout this site.


SUMMARY


Sites will be selected with reference to a number of other factors including:

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The strategy, vision and objectives proposed in the draft plan Technical evidence studies The sustainability appraisal process The results of public consultation Flood Risk Sequential Approach Further transport modelling Consultation with neighbouring authorities

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Site Name Land SE of Leighton RoadSite Address Land SE of Leighton RoadSettlement ToddingtonSize Submitted Developable Area: 2.12ha









60-75


38









No Not within AONB



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G The site is located on the southeastern edge of Toddington and iswell related to the village. It isconsidered that the site could forma logical extension to Toddington.






delivered.Does the site continue to next stage? Yes



G Greenfield











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Yes Part of the site is identified as aparcel with a relatively weakcontribution. (portion of NLP152 isconsidered a to make a weakcontribution)












R Greenfield



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26 - 75% (A) 25% - 0% (Greenfield) (R)












G Homes 2006: 1906Homes 2016: 1960








G There are no physical constraints.






A Grade 3

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settlement (R)

G In settlement



G In settlement






settlement (R)

G In settlement


(A) None (R)

A Convenience store





28 Distance to nearest train station: Less than 800m (G)

R Over 1200m

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800m-1200m (A) Over 1200m (R)

29 Is the site accessible from the existing road network? G Leighton RoadSchool Capacity30 Do the local schools have capacity at all tiers? R Lower school site too small to

















A elevated increasingly exposed tosouthern / eastern site boundaries.



38 Ecological Assets R Scrubby rough grass with orchard

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What would the impacts of development be on anybiological, geological or ecological assets and arethere any opportunities for their enhancement?

(HPI), mixed habitat cannotdemonstrate biodiversity net gain


A Current habitats would need to beretained, with existing woodlandretained / enhanced / buffered /extended.



G No issues






A portion of the site is considered appropriate for further assessment.

Although there are no primary constraints to development on the site, there are concernsregarding ecological and landscape issues. Any development here would requiresubstantial mitigation to compensate for the landscape concerns and ecological losses.

The site is located on the green belt, however, a portion of the site (parcel NLP152) islocated on land considered to contributes weakly to the green belt objectives.

Although Toddington is considered a sustainable village in terms of its facilities andservices, any further development would require contributions to education provision.

Due to the above landscape and ecological issues and the fact that the site is located on the greenbelt, only a portion of the site is considered appropriate for further assessment.









deliverability?Site part owned by a developer.

The Council’s ResidentialDevelopment Viability Report (Feb

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2017) is based upon residentialproperty figures between 2013 and2016. The housing market withinCentral Bedfordshire has seensignificant increases in residentialproperty values in a relatively shortperiod of time, whereby it isconsidered that the viability ofdevelopments within this report hasbeen cautious. For example in2016 Dunstable has benefited froma 17.9% housing price increasewith an average annual house priceincrease in 2016 for housing withinCentral Bedfordshire of 10.74%.




0 to 5 years

46 What is the indicative build out time of the site? The Case Study Sites outlinedwithin the Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that after the sitehas received detailed planningpermission a single housebuilderwould likely take one year to buildout this site.


SUMMARY

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Site Name Middle LakesSite Address Middle Lakes, Russell RoadSettlement ToddingtonSize Submitted Developable Area: 2.83ha



Same as ALP086







63


50









No Not within AONB



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G The site is located to the south ofToddington and it adjoins thesettlement. As such it would form alogical extension to the village ofToddington.









G Greenfield











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Yes The site has been identified ascontributing a relatively weakcontribution.












R Greenfield



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26 - 75% (A) 25% - 0% (Greenfield) (R)












G Homes 2006: 1906Homes 2016: 1960








A There are no physical constraintshowever; there is no access to themain roads.



A The site would be complementaryto the existing settlement pattern,however in order to gain access tothe main roads it would need to bedeveloped in conjunction with anadjoining site.



A Grade 3

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settlement (R)

G In settlement



G In settlement






settlement (R)

G In settlement


(A) None (R)

A Convenience store






R Over 1200m

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29 Is the site accessible from the existing road network? R NoSchool Capacity30 Do the local schools have capacity at all tiers? R Lower school site too small to

















A must enhance settlement edgelinked to existing plantingstructures / GI



38 Ecological AssetsWhat would the impacts of development be on anybiological, geological or ecological assets and are

A Existing grassland, retain andbuffer hedgerows, potential impacton bats in hedgerows.

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there any opportunities for their enhancement?39 Open space/leisure and GI assets

Are there any potential conflicts with open space,leisure designations or Rights of Way? Is therecapacity to provide the required levels of open spaceand green infrastructure?

A Current habitats would need to beretained, with adjacent woodlandbuffered / extended. ROW to south,would need to be designed tocomplement and enhance.



G No issues







There are no primary constraints to development on the site. There are concerns regarding access from the site off Russell Road, an existing residential

road and whether this will have impacts on the amenity of the residents along Russell Road. The site is located on the green belt, however, it is located on a site considered to


services, any further development would require contributions to education provision.











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0 to 5 years

46 What is the indicative build out time of the site? The Case Study Sites outlinedwithin the Council’s ResidentialDevelopment Viability Report (Feb2017 indicates that after the sitehas received detailed planningpermission a single housebuilderwould likely take one year to firstcompletion and would build out thesite at a rate of 40 dwellings perannum there after.


SUMMARY


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Site Name Land lying to the east of Luton RoadSite Address Land lying to the east of Luton RoadSettlement ToddingtonSize Submitted Developable Area: 0.9ha

Submitted Whole Site Area: 1haMeasured GIS Area:0.44ha


Site also forms part of NLP138







12


11









No Not within AONB



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G The site is located on the easternside of Luton Road, separated fromthe main settlement by therecreation ground. The is relativelywell related to the surroundingdevelopment.









G Greenfield





12 Does the site already have planning permission for G No planning permission





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Site Name Fairview FarmSite Address Fairview Farm ToddingtonSettlement ToddingtonSize Submitted Developable Area: 6.3ha

Submitted Whole Site Area: 30haMeasured GIS Area: 14.57ha


See ALP189







100


113


or 3?No Site not within Floodzone 2 or 3.










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A The site is located adjacent to thesettlement envelope of Toddingtonand if development wasconcentrated along the built-upedge and the remainder of the siteto the south west remainundeveloped the developmentwould be a logical extension toToddington.


G No coalescence.







G The site is a greenfield site.


GR A landowner of this site hascontacted the Council andconfirmed that they do not wish todevelop the site for housing.Alllandowners are intent on





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developing the site.11 Are there any legal or ownership problems that could

delay or prevent development?If Yes, then can these be issues be realisticallyovercome?

G No legal or ownership problemsthat could delay or preventdevelopment.




STAGE 1E ASSESSMENTThis section records the findings of the Strategic Green Belt Review and also provides a preliminaryscreening of sites to determine whether they may be capable of demonstrating ExceptionalCircumstances. Any site in the Green Belt that is determined as suitable based on the high level SHLAAassessment would still have to demonstrate Exceptional Circumstances to considered for allocation in thePlan.Greenbelt13 Is the site located within the Green Belt? Yes Site located within the green belt14 If answer to question 13 is yes, then does the site lie


No Site not on an identified parcel.






Yes The site meets the three listedcriteria.




STAGE 2 : SUITABILITY (DETAILED ASSESSMENT)



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STAGE 2 ASSESSMENTThis stage further assesses the site’s suitability using detailed desktop assessment. A red rating for anyquestion does not mean that the site will be automatically excluded at this stage as the ratings acrossStage 2A will be looked at as a whole using planning balance.Previously Developed Land16 Is the site Previously Developed Land in accordance


R Site greenfield













2.83% increase in new homes.




G Outstanding permissions increaseby 0.26%



A As a whole the site has limitedphysical constraints however thesouthern and south westernportions of the site do slope, whichhas the potential to affectdevelopability.

Relationship to Settlement23 Would development of the site be complementary to A The site would extend the

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settlement envelope southwardsaway from the village centre.



R Grade 3





settlement (R)

G Yes in settlement



G Yes in settlement






settlement (R)

G Yes in settlement


(A) None (R)



Less than 400m (G) 400m-800m (A)

G 371m

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Over 800m (R) OR submission form stated that improved



R Over 1200m

















A elevated exposed site,development must enhanceexisting settlement envelope &provide substantial landscapebuffer

37 Heritage/ Archaeology A Site has multi-period

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What would the impacts of development be on anyheritage assets and their setting?Are there any opportunities for enhancement ofthese assets?

archaeological potential but thiswould not prevent allocationproviding appropriate mitigationis undertaken


A Dropshot Marsh SSSI ons.boundary but good bufferingshown on preliminary proposal ,potential farmland species impact,good opportunities forenhancement.


R/A/ Extensive ROW network aroundand across site. Would need to beenhanced / set within greencorridors. Site includes existingallotments, would need to beretained, and developmentdesigned to relate positively to thisexisting asset. Existing woodlandincluding SSSI on southernboundary, would need protecting,enhancing extending and buffering.Loss of The Glebe Small AmenitySpace, The Glebe Sports Field,Dunstable Road Allotments andpartial loss of Dropshort Marsh.



G No issues



No history



On balance the whole site is not considered appropriate for further assessment. However due toits impact on landscape, site size and scale a portion would be considered more acceptable.

The site is located in the south of Toddington and would extend the settlement southwards. The site is in an elevated position, which would expose this site in landscape terms. The site is large in scale in relation to the village and its size together with location would

adversely impact upon the character and pattern of development, which has benconstrained due to the Green Belt, in Toddington.

As such a portion of the site will be considered further.

STAGE 3 : ACHIEVABILITYThis section assesses whether the site is Achievable in line with NPPG Guidance:A site is considered achievable for development where there is a reasonable prospect that the particulartype of development will be developed on the site at a particular point in time. This is essentially ajudgement about the economic viability of the site, and the capacity of the developer to complete and let or

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sell the development over a certain period.











0 to 5 years (deliverable) 6 to 10 years 11 to 15 years

0 to 5 years

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15 to 20 years Outside Plan Period

46 What is the indicative build out time of the site? The Case Study Sites outlinedwithin the Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that after the sitehas received detailed planningpermission a single housebuilderwould likely take one year to firstcompletion and would build out thesite at a rate of 50 dwellings perannum there after.


SUMMARY



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Site Name Land at Leighton RoadSite Address Land at Leighton RoadSettlement ToddingtonSize Submitted Developable Area:



See NLP405







150-200


167


or 3?No Not within flood zone 2 or 3





No Not more than 50% of the site iscovered by nationally significantdesignations.





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G The site forms a logical extensionto Toddington in the south.


G No coalescence



requirements that will enable delivery70?G The site is able to provide critical

infrastructure as indicated by theform.




G Greenfield


A Land is multiple ownership and notall owners are on board.


A Land is multiple ownership and notall owners are on board.

12 Does the site already have planning permission forthe proposed use? If yes, then score as Red






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because it’s not eligible for allocation.Does the site continue to next stage? Yes

STAGE 1E ASSESSMENTThis section records the findings of the Strategic Green Belt Review and also provides a preliminaryscreening of sites to determine whether they may be capable of demonstrating ExceptionalCircumstances. Any site in the Green Belt that is determined as suitable based on the high level SHLAAassessment would still have to demonstrate Exceptional Circumstances to considered for allocation in thePlan.Greenbelt13 Is the site located within the Green Belt? Yes Site is within the green belt.14 If answer to question 13 is yes, then does the site lie


Yes Part of the site falls within a parcelof land identified with a weakcontribution.






Yes The site meets the three criterialisted.


N/A No draft ToddingtonNeighbourhood Plan with allocationat this stage.



with the NPPF definition?R The site is greenfield



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76% - 100% (G) 26 - 75% (A) 25% - 0% (Greenfield) (R)



No Toddington Neighbourhood Plan isearly stage.




No The proposal will not impact on thesustainability of the settlement.






There has been a 2.83% increasein homes.




G Outstanding permissions willincrease the level of housinggrowth by an additional 0.26%



A Topography - The site slopes downeastwards.



G There are no adverse impacts onthe settlement character or pattern.



A Grade 3

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settlement (R)

G Yes in settlement



G Yes in settlement






settlement (R)

G Yes in settlement


(A) None (R)





A 774m


R Over 1200m

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29 Is the site accessible from the existing road network? G Leighton RoadSchool Capacity30 Do the local schools have capacity at all tiers? A Lower school expansion likely to be

required.31 If not, has a commitment been made to address

this?A Lower school expansion likely to be

required.Water Utilities (Gas, Electricity and Broadband Infrastructure will be assessed at a later stage)32 Is there the capacity to provide all required










A Road Traffic Noise



A Elevated, exposed site. Anydevelopment must complimentexisting settlement envelope.


A Arch - Site includes the location ofan Anglo-Saxon cemetery but thiswould not prevent allocationproviding appropriate mitigation isundertaken.


A/R Within 250m SSSI, lots ofecological corridors / semi-naturalhabitat. Impacts on farmlandspecies.

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G No parish GI plan.



G No issues



There has been no planning historyfor this site.




The site is located to the south-west of Toddington and it is considered that the site wouldform a logical extension to the village and would not have an adverse impact on thesettlement pattern.

The site is located in the green belt but part of the site has been identified as having a weakcontribution to the green belt objectives. The site can provide in excess of 100 dwellingsand there is a railway station in the adjoining settlement of Harlington.

The site is in an elevated and exposed position and thus would need to have regard to theimpact on the landscape.

The location of a nearby SSSI would also need to be considered in any development. Assuch it is considered that development should be limited to the western side of the site andadjoin the existing settlement pattern.

There has been limited housing growth in Toddington over the last 10 years, mainly due tothe green belt boundary surrounding the village.

There are local facilities and services in Toddington that could serve the development.







A The Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that residual valueof development in this value areaand at this scale with £38kinfrastructure costs would notexceed both the upper and lowerbenchmark land value and as suchthe report indicates that suchdevelopment may not be viable.

However the Council’s Residential

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Development Viability Report (Feb2017) is based upon residentialproperty figures between 2013 and2016 and based on the averagebuilding costs during 2016. Thehousing market within CentralBedfordshire has seen significantincreases in residential propertyvalues in a relatively short period oftime, whereby it is considered thatthe viability of developments withinthis report has been cautious. Forexample in 2016 Dunstable hasbenefited from a 17.9% housingprice increase with an averageannual house price increase in2016 for housing within CentralBedfordshire of 10.74%.




deliverability?Although part of the site is underdeveloper control, not all thelandowners have signed up to thedevelopment. This may cause adelay in when the site could bedelivered.

The Council’s ResidentialDevelopment Viability Report (Feb2017) is based upon residentialproperty figures between 2013 and

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2016. The housing market withinCentral Bedfordshire has seensignificant increases in residentialproperty values in a relatively shortperiod of time, whereby it isconsidered that the viability ofdevelopments within this report hasbeen cautious. For example in2016 Dunstable has benefited froma 17.9% housing price increasewith an average annual house priceincrease in 2016 for housing withinCentral Bedfordshire of 10.74%.




Deliverable - Site could commencedevelopment in 2019/20.

0 to 5 years

46 What is the indicative build out time of the site? 50 dwellings per year. Commence2019/20 to be completed 2022/23.

The Case Study Sites outlinedwithin the Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that after the sitehas received detailed planningpermission a single housebuilderwould likely take one year to firstcompletion and would build out thesite at a rate of 50 dwellings perannum there after.


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0

SUMMARY



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1



Site Name Land east of Leighton RoadSite Address Land east of Leighton RoadSettlement ToddingtonSize Submitted Developable Area: 6.5ha



See NLP378







150


117












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2



A The site does form an extension toToddington as part of the site as itadjoins the settlement boundary.Half the site is separated from thesettlement due to the site size. Ifthe whole site adjoined thesettlement boundary of Toddingtonit would form a more logicalextension (see NLP378).


G No coalescence



requirements that will enable delivery75?A Form states that no infrastructure

investment required for theproposed development as all utilityservices are available and accessto the site is off Leighton Road.




G Greenfield


G All the landowners are intent ondeveloping the site. There are 5





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3

land owners.11 Are there any legal or ownership problems that could

delay or prevent development?If Yes, then can these be issues be realisticallyovercome?

















STAGE 2 : SUITABILITY (DETAILED ASSESSMENT)



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4

STAGE 2 ASSESSMENTThis stage further assesses the site’s suitability using detailed desktop assessment. A red rating for anyquestion does not mean that the site will be automatically excluded at this stage as the ratings acrossStage 2A will be looked at as a whole using planning balance.Previously Developed Land16 Is the site Previously Developed Land in accordance


R The site is greenfield




















A There is an established copse oftrees that exist on a small part ofthe site.Topography – the site slopes downto the east of the site.


the existing settlement pattern, and would it have anA Part of the site does not adjoin the

settlement envelope and as such

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5

adverse impact on any historic, unique or distinctivecharacteristics of the settlement’s built or naturalform?

there would be an irregularsettlement envelope as a result.



A 100% Grade 3The most recent data from NaturalEngland does not sub-classifyGrades 3a and 3b. Therefore sitemust be rated Amber





settlement (R)

G Yes in settlement



G Yes in settlement






settlement (R)

G Yes in settlement


(A) None (R)



Less than 400m (G)

A 774m

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6

400m-800m (A) Over 800m (R) OR submission form stated that improved



R Over 1200m

29 Is the site accessible from the existing road network? G Leighton RoadSchool Capacity30 Do the local schools have capacity at all tiers? A Lower school expansion likely to be
















A Elevated, exposed site. Anydevelopment must complimentexisting settlement envelope.

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7


A Arch - Site includes the location ofan Anglo-Saxon cemetery but thiswould not prevent allocationproviding appropriate mitigation isundertaken.


A/R Within 250m SSSI, lots ofecological corridors / semi-naturalhabitat. Impacts on farmlandspecies.





G No issues



There has been no planning historyfor this site.





The site is located in the green belt but part of the site has been identified as having a weakcontribution to the green belt objectives. The site can provide in excess of 100 dwellingsand there is a railway station in the adjoining settlement of Harlington.


The location of a nearby SSSI would also need to be considered in any development. Assuch it is considered that development should be limited to the western side of the site andadjoin the existing settlement pattern.






G The Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that residual value

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8




of development in this value areaand at this scale would exceedboth the upper and lowerbenchmark land values and assuch the report indicates that suchdevelopment would likely be viable.


deliverability?There are 5 different land ownersfor the site although the form statesthat all land owners are intent ondeveloping the site.

The Council’s ResidentialDevelopment Viability Report (Feb2017) is based upon residentialproperty figures between 2013 and2016. The housing market withinCentral Bedfordshire has seensignificant increases in residentialproperty values in a relatively shortperiod of time, whereby it isconsidered that the viability ofdevelopments within this report hasbeen cautious. For example in2016 Dunstable has benefited froma 17.9% housing price increasewith an average annual house priceincrease in 2016 for housing withinCentral Bedfordshire of 10.74%.



0 to 5 years (deliverable) 6 to 10 years 11 to 15 years 15 to 20 years


0 to 5 years

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Outside Plan Period46 What is the indicative build out time of the site? The form states that the

development could be completewithin 2 years of commencement.

However assuming a completionfigure of 50 dwellings per year, it ismore likely that the site could becompleted within 3 years ofcommencement.Commence 2018/19End 2020/21



SUMMARY



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Site Name Land south of Harlington RoadSite Address Land off Dunstable RoadSettlement ToddingtonSize Submitted Developable Area: 1.3ha

Submitted Whole Site Area: 7.2haMeasured GIS Area: 14ha








39


31


or 3?No Site not within Flood zone 2 or 3







No The site is not within the AONB.



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A The site lies to the east ofToddington, adjacent to existinglow density residential developmentalong the frontage of HarlingtonRoad. The site would extend thesettlement in a linear nature, awayfrom the main form of the villagebut could form an extension.


G Does not cause coalescence.



requirements that will enable delivery80?A Further information required




G Greenfield









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Does the site continue to next stage? yes

STAGE 1E ASSESSMENTThis section records the findings of the Strategic Green Belt Review and also provides a preliminaryscreening of sites to determine whether they may be capable of demonstrating ExceptionalCircumstances. Any site in the Green Belt that is determined as suitable based on the high level SHLAAassessment would still have to demonstrate Exceptional Circumstances to considered for allocation in thePlan.Greenbelt13 Is the site located within the Green Belt? Yes Site within the green belt14 If answer to question 13 is yes, then does the site lie


No Site not within an identified parcel.






No No merits


NA No draft ToddingtonNeighbourhood Plan withallocations at this stage.

Does the site continue to next stage? No.



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Site Name Alma FarmSite Address Alma Farm, Alma Farm RoadSettlement ToddingtonSize Submitted Developable Area: 6.6ha









95-130


118












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G The site forms a logical extensionto Toddington in the south alongToddington Road as it adjoins thesettlement boundary andToddington Road.


G No coalescence



requirements that will enable delivery85?A Further information is required.




G Greenfield


G All the landowners are intent ondeveloping the site. There are 5land owners.



12 Does the site already have planning permission forthe proposed use? If yes, then score as Red






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because it’s not eligible for allocation.Does the site continue to next stage? Yes














with the NPPF definition?R The site is greenfield



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76% - 100% (G) 26 - 75% (A) 25% - 0% (Greenfield) (R)




















G No physical constraints,topography is relatively flat






A 100% Grade 3The most recent data from NaturalEngland does not sub-classifyGrades 3a and 3b. Therefore site

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50% or more in Grade 1, 2 or 3a (R) must be rated Amber





settlement (R)

G Yes in settlement



G Yes in settlement






settlement (R)

G Yes in settlement


(A) None (R)





R Over 800m


R Over 1200m

29 Is the site accessible from the existing road network? G Leighton Road

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School Capacity30 Do the local schools have capacity at all tiers? A Lower school expansion likely to be
















A Lower density development maybe accommodated to part of thesite with appropriate and adequatescale landscape mitigation andenhancement to the existingsettlement edge / Leighton Road.


G

A

Arch - Site is considered to havelow archaeological potential. Noobjection to allocation.Heritage - Possible impact onsetting of Heme Poplar Farm (GIIlisted) and Alma Farm (not listed)


G Arable land, retain and bufferboundary features, potential impactfor farmland species but goodopportunity for ecological

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enhancements39 Open space/leisure and GI assets

Are there any potential conflicts with open space,leisure designations or Rights of Way? Is therecapacity to provide the required levels of open spaceand green infrastructure?




G No issues



There have been two historicplanning applications (1986 and1989) for housing which wererefused.





The site is located in the green belt but part of the site has been identified as having amoderate contribution to the green belt objectives. The site can provide in excess of 100dwellings and there is a railway station in the adjoining settlement of Harlington.












deliverability?There are 5 different land ownersfor the site although the form statesthat all land owners are intent on

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developing the site.

The Council’s ResidentialDevelopment Viability Report (Feb2017) is based upon residentialproperty figures between 2013 and2016. The housing market withinCentral Bedfordshire has seensignificant increases in residentialproperty values in a relatively shortperiod of time, whereby it isconsidered that the viability ofdevelopments within this report hasbeen cautious. For example in2016 Dunstable has benefited froma 17.9% housing price increasewith an average annual house priceincrease in 2016 for housing withinCentral Bedfordshire of 10.74%.





0 to 5 years

46 What is the indicative build out time of the site? The form states that thedevelopment could be completewithin 2 years of commencement.

However assuming a completionfigure of 50 dwellings per year, it ismore likely that the site could becompleted within 3 years ofcommencement.

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Commence 2018/19End 2020/21



SUMMARY



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Site Name Land Toddington between Luton Road – Dunstable Road including Crowbush FarmSite AddressSettlement ToddingtonSize Submitted Developable Area:


Proposed Use Residential development including recreational open spaceAny otherinformation

See ALP227







150-350


600


or 3?No Not within Floodzone 2 or 3










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A The site is an extension toToddington and could form alogical extension to the settlementto the south. Development on thissite would be a considerabledistance from the village centre.


A Possible coalescence with Fancott.



requirements that will enable delivery90?G Form states that critical

infrastructure can be provided.Does the site continue to next stage? Yes



G Site currently in use as residential,employment and greenfield.


GR A landowner of this site hascontacted the Council andconfirmed that they do not wish todevelop the site for housing.Sitepromoted by owners.







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G No existing planning permission.


STAGE 1E ASSESSMENTThis section records the findings of the Strategic Green Belt Review and also provides a preliminaryscreening of sites to determine whether they may be capable of demonstrating ExceptionalCircumstances. Any site in the Green Belt that is determined as suitable based on the high level SHLAAassessment would still have to demonstrate Exceptional Circumstances to considered for allocation in thePlan.Greenbelt13 Is the site located within the Green Belt? Yes Site located within the green belt.14 If answer to question 13 is yes, then does the site lie


No Not within an identified parcel






Yes Site meets three listed merits.




STAGE 2 : SUITABILITY (DETAILED ASSESSMENT)STAGE 2 ASSESSMENTThis stage further assesses the site’s suitability using detailed desktop assessment. A red rating for anyquestion does not mean that the site will be automatically excluded at this stage as the ratings acrossStage 2A will be looked at as a whole using planning balance.



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Previously Developed Land16 Is the site Previously Developed Land in accordance


R Site is greenfield





No No community consultation.







G Number of homes in 2006:1906Number of homes in 2016: 1960

A growth of 2.83%.




G Outstanding permissions would bean additional 0.26%.



A The site slopes down towardsFancott. Toddington is elevatedand development of this whole sitewould mean developmentextending down the slope, which isout of keeping with the character ofthe village.


the existing settlement pattern, and would it have anadverse impact on any historic, unique or distinctivecharacteristics of the settlement’s built or natural

A The site extends the settlementpattern of Toddington southeastwards which is not withinkeeping of the character of

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form? Toddington. The site also results incoalescence with Fancott



A Grade 3





settlement (R)

G Yes in settlement



G Yes in settlement






settlement (R)

G Yes in settlement


(A) None (R)




R Over 800m

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R Over 1200m

















A elevated exposed site, wideranging views to AONB and widerpanoramic landscapes.

Exposed site beyond settlementenvelope extending beyond plateauedge and descending east downhighly exposed slope.Key panoramic medium to long

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ranging views to north east / east /south to Sharpenhoe escarpmentAONB and Chilterns AONB horizonthe south / southeast.Any development must be set awayfrom the plateau edge and wraparound existing settlementenvelope within appropriatelandscape setting (Option 1). Anydevelopment , including playingfields, beyond Crowbush Farm 140AOD contour not acceptable due tochange in landscape character.Development beyond 140 contourcannot be effectively andappropriately mitigated due to openexposed landscape character,primarily hedgerow framework withvery limited tree cover ,


A Site has multi-periodarchaeological potential but thiswould not prevent allocationproviding appropriate mitigationis undertaken.Potential impact on CrowbushFarm (non listed heritage asset)which was there by 1901


G Buffer existing woodland &hedgerows, opportunity forecological gain.


A/R Extensive ROW network aroundand across site, including IcknieldWay. These would need to beenhanced / set within greencorridors. Established woodlandaround SE corner of site and alongIcknield Way would need retainingand enhancing.Loss of Crowbush RecreationLand.



G No issues






On balance the whole site is not considered appropriate for further consideration.

The site is located in the south east of Toddington and is in an elevated position, which

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would expose this site and village in landscape terms. The site is also large in scale in relation to the village and its size together with location

would adversely impact upon the character and pattern of development, which has benconstrained due to the Green Belt, in Toddington.

The size of the site and its extend towards Fancott could potentially result in coalescencewith Fancott.

The development would result in the loss of recreation land. In order to safeguard the landscape and views from the site, development must be set away

from the plateau edge and wrap around existing settlement envelope and must not extendbeyond contour 140 due to the unacceptable changes in landscape character.

As such it is only considered that a small portion of this site, adjoining the boundary withToddington should be considered further.









This increase in property value hasbeen a result of not only nationaltrends in house prices and existingtransport links to economically

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successful areas but alsosignificant infrastructure projectswithin the pipeline including: East-West Rail; M1-A5 link road; A421upgrades; Oxford to CambridgeExpress Way; Luton and DunstableGuided Busway; M1 improvements;and potential A1 improvements. Itis considered that as suchinfrastructure projects progress thatproperty prices within the LocalAuthority will likely continue toincrease which has and willincrease viability/deliverability ofdevelopment not only in the highervalue areas but also the lowervalue areas of the Authority.




This increase in property value hasbeen a result of not only nationaltrends in house prices and existingtransport links to economicallysuccessful areas but alsosignificant infrastructure projectswithin the pipeline including: East-West Rail; M1-A5 link road; A421upgrades; Oxford to CambridgeExpress Way; Luton and DunstableGuided Busway; M1 improvements;and potential A1 improvements. Itis considered that as suchinfrastructure projects progress thatproperty prices within the LocalAuthority will likely continue to

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increase which has and willincrease viability/deliverability ofdevelopment not only in the highervalue areas but also the lowervalue areas of the Authority.



0 to 5 years

46 What is the indicative build out time of the site? The Case Study Sites outlinedwithin the Council’s ResidentialDevelopment Viability Report (Feb2017) indicates that after the sitehas received detailed planningpermission two housebuilderswould likely take one year to firstcompletion and would build out thesite at a rate of 100 dwellings perannum there after.


SUMMARY



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Site Name Land rear of Station Road and adjacent to Long LaneSite Address Land rear of Station Road and adjacent to Long LaneSettlement ToddingtonSize Submitted Developable Area:









18-30


81












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A The site could form an extension toToddington in the north and islocated on back gardens onexisting residential buildings. Thesite slopes down towards the north.


G No coalescence



requirements that will enable delivery95?G No major infrastructure required to

develop the site.Does the site continue to next stage? Yes



G Site currently used as garden land.


G All landowners are intent ondeveloping the site.









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No Not in an identified parcel






No No listed merits


N/A No draft ToddingtonNeighbourhood Plan with allocationat this stage.




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A great place to live and work

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