Gallagher - Clophill Parish Council

01 Welcome
TO THE CLOPHILL LAKES PUBLIC EXHIBITION
INTRODUCTION
Gallagher Estates is the owner of the former quarry at Clophill
and is seeking your comments on proposals to create a new
Country Park for local residents.
General improvements to provide a safe and attractive new
outdoor recreation facility for local people incorporating
improved public access to the lakes, cyclepaths and a new
visitor centre will be at the heart of the new Country Park. In
order to secure funding for the new Country Park and provide
much needed local housing, a complimentary residential
development of up to 100 houses is also proposed.
The purpose of this consultation event is to get your comments
and provide you with an opportunity to express your views on
the draft proposals. Your comments will be used to help shape
the final scheme for the Country Park and outline proposals
for the enabling residential development.
These proposals will then form the basis of a ‘hybrid’ planning
application to be submitted in early 2016 where there will be
a further opportunity to formally comment on the application.
Representatives from Gallagher Estates and their professional
advisors will be on hand to answer your questions.
Old St Mary’s Church
Site boundary
Land owned by Gallagher Estates
St Mary’s School
Playing Fields
St Mary’s Church
Beadlow Manor Hotel
Village Hall
Fishing Lakes
River Flit
Former Quarry Lakes
Clophill Methodist Church
Village Green &
Local Amenities
Quarry &
Recycling Centre
Cainhoe Castle
THE SITE
The site is located to the south east of Clophill and comprises
over 60 hectares of agricultural land, former quarry lakes and
private fishing lakes. The River Flit and several subsidiary
watercourses run east-west through the centre of the site,
creating a diverse network of ecological habitats and potential
footpath routes to the south of the village.
The northern site boundary is largely defined by rear property
boundaries and Shefford Road. Agricultural land wraps the
eastern site boundary with a track leading onto Shefford Road.
Further agricultural land, Cainhoe Castle (an 11th-century
Norman motte and triple bailey castle) and the A507 define
the southern site boundary. A sewage works is located to the
south west of the site and agricultural land and private rear
gardens border the site to the west.
Clophill benefits from a range of local amenities including St.
Mary’s Primary School, St. Mary’s Church, Clophill Methodist
Church, a village hall, playing fields, several public houses and
a local post office and store located at the village green.
02 The Site
SITE EVOLUTION
AND CURRENT CONDITIONS
TIMELINE OF THE SITE AND SURROUNDINGS
L AT E 1 1 T H C E N T U R Y
Cainhoe Castle was thought to be built soon after
the Norman Conquest as a means of defence and display of authority. It had a short life
and was abandoned and in ruins by 1374, the remains of which are evident today.
1880’S
The site is shown in agricultural use on historical mapping, comprising a patchwork of
small fields divided by hedgerows and ditches. The River Flit is shown to have flowed along a more
southerly course than that of the present day. The village was linear in form following the alignment of
High Street, much of which is now situated within Clophill Conservation Area.
1934
1952
The British Geological Survey found Fullers’ Earth at Clophill on the other side of the Greensand Ridge.
Laporte Industries (now Degussa-Huls) began extraction of Fuller’s Earth from the site in 1952.
1970’s-80’s
The A507 was realigned to its present route and significant growth of the village took
place, predominantly to the north of High Street.
2000
The quarry ceased operation in 2000.
2014
Gallagher Estates acquired the site.
2015
Public consultation for a new country park at Clophill lakes.
2016-18
Delivery of a new country
park and around 100 homes.
LAKESIDE VIEW
VIEW FROM CAINHOE CASTLE
03 Character
T H E
V I L L AGE
AN D
LOCA L
LA ND SCA P E
LANDSCAPE CHARACTER
As part of the application a Landscape and Visual Appraisal
(LVA) will be prepared to demonstrate the effect that the
development will have on the local character.
2KM Boundary
The Mid-Bedfordshire Landscape Character Assessment (LCA)
identifies four areas within the study zone. The key advice
emerging from this study is summarised below:
Mid Greensand Ridge
Flit
Greensand Ridge
• Ensure restoration of minerals sites maximises Green
Infrastructure (GI) opportunities.
• Conserve the visual relationship with the Mid Greensand
Ridge and Flit Valley.
• Conserve the gaps between settlements.
• Ensure an appropriate rural interface between the settlement
edges and the adjoining rural landscape.
• Ensure lighting and boundary treatments do not dilute the
rural vernacular.
The Country Park offers numerous opportunities to create,
preserve and enhance existing habitats to create a
complementary landscape that reinforces natural boundaries
between the Flit Valley and adjacent urban influences.
Upper
Gravenhurst Meppershall Clay
Hills
Barton-le-Clay
Clay Vale
LOCA L V E RN AC U L AR
The key characteristics of the historic village are most evident along High Street. This includes:
• Varied set back distances create a staggered building line.
• Varied unit typologies (typically wide fronted or L-shaped), scale of dwellings (1 to 2.5 storeys) and orientation of front façades
(generally facing High Street or rotated 90o to face an internal yard).
• Varied use of materials including red brick, buff/yellow brick, render, black weatherboard and occasional use of stone and flint.
• Groups of dwellings form courtyard/mews type arrangements off High Street.
• Clusters of dwellings built to the pavement edge create a greater sense of enclosure along High Street and at key junctions.
HIGH
T
E
STRE
T
E
STRE
It is these features, with a modern day interpretation, that will influence the design of the proposed residential development.
HIGH
HIGH
T
E
STRE
LEGEND
Courtyard
Lane/mews
LEGEND
Courtyard
Variable building line
Lane/mews
Buildings with gable end to
street
Enclosure of street
Conservation Area
Variable building line
Buildings with gable end to
street
Conservation Area
LEGEND
Courtyard
Lane/mews
Enclosure of street
Variable building line
Buildings with gable end to
street
Conservation Area
Enclosure of street
04 Analysis
T E C H N I C A L ST U D I E S U N D E RTA K E N A N D U N D E R WAY
VISUAL AMENITY
A selection of representative viewpoints have been taken from
publicly accessible locations around the site and elevated
land at Cainhoe Castle. These viewpoints will form the basis
for the visual aspect of the Landscape and Visual Appraisal
supporting the development proposals.
The viewpoints have been selected by creating a Zone of
Theoretical Visibility (ZTV). This is a computer generated
model based on two light sources (see plan) placed 9m
above existing ground levels and representing a maximum
development height of 2 storeys. The lighter areas shown on
the plan are the theoretical areas from which the proposed
housing may be seen.
At this stage, the model is purely theoretical and used as a
guide to inform further studies. A landscape architect will
conduct an on site appraisal to ascertain any potential visual
effects caused as a result of the potential development, and
make suggestions as to how to mitigate these effects.
2KM Boundary
07
01
02
06
04
03
Light source
05
12
09
08
10
11
ECOLOGY
The wider site, including the proposed Country Park, includes the majority of Cainhoe Lakes County Wildlife Site (CWS) and the
River Flit CWS flows through it. Opportunities for protected and notable flora and fauna are present across the proposed Country
Park, with an acid influenced semi-improved grassland sward, waterbodies, scrub and semi-mature trees providing interest for
species groups including birds, invertebrates and small mammals. Integral to the proposals is the sympathetic management and
enhancement of the existing habitats within the proposed Country Park, to increase their importance for wildlife.
The area proposed for housing comprises two arable fields, managed as an agricultural crop. These are enclosed on the northern
boundary by hedgerows of varied age and structure. A newly planted hedgerow also divides the two arable fields. No protected
or notable species have been identified as relying upon the land within the proposed development area and, in general, it can
be considered to represent land of low ecological value.
Opportunities to safeguard and enhance the biodiversity of this area are proposed, through the planting of a new wildflower
meadow, a community orchard and surface water drainage features.
FLOODING & DRAINAGE
The River Flit corridor and lakes are designated as flood zones 2 (up to 1 in 1,000 year) and 3 (1 in 100 year or greater). No
residential development will be situated within either flood zone and the Country Park will be designed to accommodate any
future flooding events.
SURFACE WATER
The site consists of agricultural land which currently has no formal drainage infrastructure. As such, the surface water discharge
from the site following development will be limited to below the pre-development greenfield rates. As a result of this, flow and
restriction surface water attenuation in the form of a sustainable urban drainage system (SUDS), such as ponds, swales, porous
paving or similar, will be provided as part of the drainage strategy for the site to infiltrate surface water back into the ground and
control the flow of water discharging into the River Flit. The SUDS will be designed to cater for storm events up to and including
the 1 in 100 year storm event plus an additional allowance of 30% to account for climate change.
FOUL WATER
It is proposed that the foul drainage from the site shall discharge via a pumped outfall into the head of the existing foul sewer
within Shefford Road. An impact assessment has been completed by Anglian Water Services Ltd which has confirmed that there
is available capacity within the existing foul sewer to cater for a pumped discharge.
05 Analysis
T E C H N I C A L ST U D I E S U N D E RTA K E N A N D U N D E R WAY
TRANSPORT
PEDESTRIAN & CYCLE ACCESS
Pedestrian access through the site and from the site to
surrounding areas will be improved by the following:
• Existing public footpaths crossing the site will be retained
and enhanced;
• New shared footpath / cycle ways will connect directly into
the village, looping around the lakes and following the river
corridor;
• A new footway and verge will run along the access road and
extend onto Shefford Road; and
• A drop kerb crossing will give access to the existing footway
on the northern side of the Shefford Road and will provide
a continuous footway along Shefford Road/High Street into
the village.
WIDER CONNECTIVITY
The nearest bus stops are located on Shefford Road (close
to Jacques Lane) and are within 500m north west from the
centre of the site. These stops service the number 197 and
200 weekday (every 2 hours) and Saturday (every 3 hours)
bus routes to Milton Keynes – Flitwick - Biggleswade and
the weekday morning FL1 and FL6a circular services around
Clophill and Ampthill.
As part of the planning application we will explore what
potential improvements to public transport, the wider
public rights of way network and potential cycle parking
opportunities within the village centre could be provided as
part of the development.
VEHICLE ACCESS
Access to the proposed Country Park will be via the existing
priority junction located on Shefford Road (east) at the eastern
end of the site. Improved car parking facilities close to the
fishing lakes and visitor centre will serve the Country Park off
this access.
The primary vehicular access into the residential development
will be from Shefford Road, designed as an ‘access street’
in accordance with Central Bedfordshire Council’s Design
Guidance. The access street will include:
• 5.5m wide carriageway;
• 2m wide footways; and
• 2m wide grass verge.
Additionally, the proposals will include a new ‘gateway feature’
and a reduction in traffic speeds from 60mph to 30mph along
the site frontage on Shefford Road.
We are also proposing a pedestrian / cycle only connection
onto Jacques Lane, which will also serve as a controlled
emergency exit should the primary access become blocked.
A maximum of 5 new houses fronting onto Jacques Lane will
be accessed from the existing highway.
As part of the work done to support a planning application we
will also examine if highway capacity works will be required
at the Clophill Roundabout ( junction of A507 High Street and
A6 Bedford Road). We will ensure that the impact of up to 100
new homes will have a limited adverse impact on this junction.
HISTORIC ENVIRONMENT
GROUND CONDITIONS
National and local heritage sources indicate that in addition to
a Conservation Area, Clophill contains several listed buildings,
whilst to the south of the proposed application site Cainhoe
Castle (a motte and bailey with associated moated site, fish
ponds and field system) has been scheduled as an Ancient
Monument, reflecting its national archaeological importance.
Natural ground conditions predominantly comprise clays, silts,
sands and gravels. These overlay the solid (bedrock) strata of
the Woburn Sand Formation (Lower Greensand).
Development proposals have been configured to avoid any
harmful impact on the Conservation Area, the Scheduled
Ancient Monument and the listed buildings and their settings.
Consideration has also been given to the potential for
archaeological remains, which would normally be expected
along the valley sides of the River Flit. However, in this instance,
the quarrying of Fullers Earth from the site in the period to
2000 has removed the archaeological potential over the vast
majority of the application site.
The Country Park is likely to provide a circular walk around the
lakes. In the vicinity of Cainhoe Castle, interpretation boards
are proposed to explain the role of the castle in the Norman
and medieval period.
The history of the site is dominated by former quarrying
operations that were undertaken for the extraction of the
Fullers Earth clay. The Fullers Earth occurs as 3.5m thick
lenses beneath the site at depths of between 5 and 15m
and were extracted between the early 1950s and late 2000.
The quarries in the north of the site were up to 12.5m depth
and were backfilled with natural overburden materials, later
restored to agricultural use. The quarries to the south were
flooded forming the lakes that remain today.
A site investigation of the proposed residential area has
confirmed the absence of contamination or hazardous gases
from the reworked materials beneath the residential area.
The Woburn Sands are classified as a Principal Aquifer. General
groundwater flow is anticipated to be towards the River Flit
with levels varying across the site in relation to proximity of the
river. The area proposed for housing is not in an area identified
to be at risk of flooding.
06 Analysis
THE SITE’S OPPORTUNITIES AND CONSTRAINTS
OUR DESIGN RESPONSES
The proposed regeneration of the site would seek to
enhance its features and convert any constraints into positive
characteristics, forming a recreational and ecological haven
that is attractive, safe and accessible for all users. Our response
to each of the key site features is listed below:
Fishing lakes to the east of the site
Enhance the lakes to provide a valuable recreational facility.
Existing public right of way (PRoW) and points of access
Retain and enhance the PRoW and relevant points of access
into the site to provide convenient access to the village and
wider countryside. New routes will connect to the PRoW,
creating a network of pathways enhancing accessibility and
promoting general ‘well-being’ within the village.
Cainhoe Castle Motte & Bailey (SAM) to the south of the site
Educate users in the importance of the SAM to discourage
footfall and encourage viewing from within the Country Park.
River Flit, associated tributaries and floodplain
Primary school to the north west of the site
Create a network of ecological / movement corridors along
watercourses and preclude development from floodplain.
Create an area of parkland designed for children of all
ages within close proximity to the school. Ecological areas
and information boards could also be used for educational
purposes and designed in collaboration with the school.
Former quarry lakes within the centre of the site
Create a lakeside recreational park, incorporating cycleways,
picnic areas, viewing platforms and an educational strategy.
Conservation Area and Listed Buildings in close proximity
Gently sloping topography
Proposed built form will be designed to complement the
character of the village, taking particular note of high quality
precedents such as Listed Buildings and common vernacular.
The sloping levels within the site will be retained and utilised
to maximise views over the lakes and towards Castle Hill.
ad
o
rd R
o
ff
he
60m
S
70m
Sh
ord
eff
60m
a
Ro
54m
d
t
Stree
h
g
i
H
46m
lit
50m
F
er
v
Ri
46m
lit
F
er
46m
Riv
07
A5
50
LEGEND
Quarry &
Recycling Centre
m
64m
Site boundary
Sewage
Works
46m
LEGEND
Watercourse/waterbody
50m
Site boundary
m
56
A5
07
Scheduled Ancient Monument
Fishing ponds
Scheduled Ancient MonumentExisting site accesses
LEGEND
60m
Watercourse/waterbody
Public footpath
Site boundary
Fishing ponds
Bridge crossing
Scheduled Ancient Monument
Existing site accesses
Listed Building
Watercourse/waterbody
Public footpath
Conservation Area
Site boundary
Fishing ponds
Bridge crossing
Primary school
Scheduled Ancient Monument
Existing site accesses
Listed Building
2m contours
Watercourse/waterbody
Public footpath
Conservation Area
Vegetation
Site boundary
Fishing ponds
Bridge crossing
Primary school
Scheduled Ancient Monument
Existing site accesses
Listed Building
2m contours
EA flood zone 2
Watercourse/waterbody
Public footpath
Conservation Area
Vegetation
EA flood zone 3
Fishing ponds
Bridge crossing
Primary school
Existing site accesses
Listed Building
2m contours
EA flood zone 2
Public footpath
Conservation Area
Vegetation
EA flood zone 3
Bridge crossing
Primary school
Listed Building
2m contours
EA flood zone 2
Conservation Area
Vegetation
EA flood zone 3
64m
LEGEND
LEGEND
Overhead powerline
Overhead powerline
(locations TBC)
Overhead powerline
(locations TBC)
Overhead powerline
(locations TBC)
68m
Beadlow Manor Golf Club
07 Vision
FOR CLOPHILL LAKES AND RESIDENTIAL AREA
THE PROPOSAL
A collaborative design team have been commissioned on behalf of Gallagher Estates to demonstrate how the regeneration of
Clophill Lakes, to form a valuable community asset, could be delivered.
A small area of housing that looks out over the lakes would not only fund the ‘opening up’ of this asset, but also ensure the lakes
form an integral part of the village, providing natural surveillance, a positive residential outlook (rather than existing rear gardens)
and easy access for both existing and proposed residents via a network of new and improved footpaths and cycleways.
The regeneration of the lakes would maximise the landscape qualities and cultural heritage of the site, with low density, high
quality housing designed to complement its unique surroundings and village characteristics.
Shefford Road
Potential health centre
& community orchard
7
1
Housing area
- see board 9
12
6
5
River Flit
2
5
8
4
9
13
3
Retained
agricultural
fields
8
16
13
9
15
Retained
agricultural
fields
11
11
Country Park
- see board 8
9
13
15
10
11
12
Cainhoe Castle
A507
LANDSCAPE PRINCIPLES
1 Enhanced track with new vehicular
passing points and entrance signs.
6 Balancing pond for the new
residential proposals.
2 Existing fishing ponds retained and
managed following consultation with
fishing club.
7 Community orchard easily accessible
to new and existing residents.
8 Existing bridge retained and
enhanced.
3 Enhanced car park serving the fishing
lakes and Country Park.
9 Board walks across boggy / protected
landscapes.
4 New visitor centre designed to
provide learning resource for the
1 0 Rush meadow planting area.
activities in the park, refreshments
and a management hub.
1 1 Existing woodland block retained and
enhanced.
5 Children’s play area, with informal
kick about space.
12
13
14
15
16
Proposed tree planting to define
edges of park and create woodland
links.
Key lookout points, openings created
in waterside vegetation to create
views across lakes.
Walking/ running/ cycle paths.
Bird hide (1 per lake).
Existing scrape connected into lake
to create habitat island.
08 Country Park
PROPOSED
HABITAT ZONES AND PUBLIC ACCESS
LANDSCAPE
The landscape proposals for the new
Country Park will seek to protect, conserve
and enhance the important features
that exist on the site, whilst providing
convenient and safe public access.
D RY G R AS S L A N D
BI R C H
GLADES
CO
T
I
L
F
RIVER
RR
ID
O
R
LAKE EDGES
LAKE EDGES
WET
WOOD L A N D
WO O D L A N D
GLADE
RUSH
PAST U R E
O
NH
E CASTLE
I
A human functional layer will be added.
This will consist of a network of paths,
board walks, jetties, information panels
etc. that will allow the public to use the
space in harmony with the underlying
ecology and wildlife.
R E C R E AT I O N
AREA
CA
The proposals will include intensive
landscape management with new native
planting, vegetation clearance and minimal
land modelling. This intervention will
encourage existing habitats to flourish and
facilitate new habitat creation throughout
the park.
COMMUNITY
GA R D E N S
VISION
Drawing on the diverse site conditions, several zones have been devised to create a varied and interesting landscape within the
new Country Park, to provide a range of recreational spaces and habitat zones and to encourage health and well-being for all
users.
Recreation Area
Birch Glades
Lake Edges
Rush Pasture
Children’s Play
Wet Woodland
Footpaths
Cyclepaths
Community Gardens
Woodland Glade
Picnic Areas
Dry Grassland
09 Residential
ILLUSTRATIVE LAYOUT OF LOW DENSITY HOUSING
RESIDENTIAL
The proposed residential development will not only secure funding for the new Country Park, it will also help deliver much needed
local and affordable housing, new children’s play facilities and land for a new medical centre. It will also assist in making local
community facilities such as the primary school, village shop, public houses and public transport services more sustainable.
Whilst the design of the scheme is reserved for the consideration of a future “reserved matters” planning application, high quality
design that respects the local character and Conservation Area setting will be established through the principles set out in the
outline planning application.
An illustrative layout has been prepared to demonstrate how the residential development could come forward and reflect the key
development characteristics of the village (as set out on board 3) . In summary the primary influences are to provide a variety of
set back distances (front garden depths), unit typologies, orientation of dwellings and small groupings/courtyards to complement
the diversity of dwellings found within the village.
Community orchard
Primary site access
off Shefford Road
Potential area for a
new health centre
Shared private
driveway serves
properties facing
Shefford Road
Retained hedgerow
Varied set back
distances, unit
typologies &
orientation of
dwellings (gable
ends)
Small courtyard
areas
Proposed planting
Discrete courtyard
with development
wrapping a small
residential green
Up to 5 dwellings
served off Jacques
Lane
Cycleway &
emergency access
only to Jacques Lane
Large front gardens
with cars hidden
behind native
hedgerow & tree
planting
Low capacity lanes
/ shared private
driveways
Informal tree
planting in rear
gardens creates a
green canopy to
help break up the
roofscape
Retained hedgerow
Cycleway to lakes,
fishing lakes,
children’s play area
& visitor centre
New tree planting,
mown grass &
wildflower areas
10 What’s next?
HOW TO COMMENT AND WHEN IT WILL BE SUBMITTED
PLANNING CONTEXT
The residential aspect of the scheme is being promoted via
the Council’s ‘Call for Sites’ consultation, which will feed into a
Site Allocations document for the future District housing need.
The “hybrid” planning application will be run alongside the
site promotion process with the Central Bedfordshire Local
Plan and seeks to constitute sustainable development.
The Council has a requirement to identify non-strategic sites
for at least 2,000 new dwellings up to 2031. The proposed
development would help to meet this identified need, and
deliver key benefits for the local community by way of an
extensive Country Park, enhanced pedestrian and cycle
connectivity and a reserved site for a new health facility within
the village.
The new Country Park will also assist in the delivery of Central
Bedfordshire Council’s leisure strategy.
L AT E N O V
E A R LY - M I D D E C
Public consultation event
with local residents and
businesses.
Feedback will be collected
until 4TH December.
Please tell us what you think.
Feedback
from
the
consultation event will be
used to inform the preparation
of the hybrid planning
application.
L AT E D E C
Gallagher Estates intends to
submit a planning application
for a new Country Park
and enabling residential
development in December
2015.
Is there anything else we
should be considering within
the application?
The application will seek
to establish the principle of
residential development and
detailed design approval of
the Country Park.
SPRING 2016 - 2018
Hybrid
application
determined
(progression based on
permission being granted)
Reserved
matters
application(s)
prepared and
submitted
Work on
Country Park
commences
C O N S U LT A T I O N T O D A T E
Central Bedfordshire Council have been consulted as part
of the pre-application process and comments have been
received and taken on board regarding the various technical
aspects of the scheme.
The proposals have also been discussed with Clophill Parish
Council, and Gallagher’s are keen to work with the Parish to
ensure the communities aspirations can be met, including the
emerging Clophill Neighbourhood Plan.
Housing
construction
commences
Country Park
is partially
opened
Completion of
Country Park
and housing
HOW TO COMM E N T
COMPLETE A COMMENTS FORM TODAY
TAKE A FORM AWAY AND POST BEFORE 4TH
DECEMBER
EMAIL [email protected] BEFORE 4TH
DECEMBER