Planning

1) Background:

History of site

Fairfield Park and Fairfield Hall occupy the 66 hectare site of the former Fairfield Hospital, which closed in 1999. The original hospital building, named the Three Counties Lunatic Asylum, was built to accommodate mental patients from Bedfordshire, Hertfordshire and Huntingdonshire. It was designed by a York architect, George Fowler Jones and building began in 1857. Extensions to the original building, designed by the same architect, were erected in 1872 and 1881. He also designed the church, opened in December 1879, the isolation hospital and the superintendent’s house. The hospital was placed on the statutory list of buildings of special architectural or historic interest in 1985 and graded List II. The isolation hospital and church were added to the list in 1997.
 
In the early 1990s the future of the hospital was in doubt and the first Mid Bedfordshire Local Plan (1993) contained a commitment to prepare a planning brief to secure the future of the listed building. A brief was adopted by the District Council in September 1996 and in 1997 planning applications were submitted for re-use of the listed buildings and significant residential development in the hospital grounds. Although the District Council supported the proposals, the planning applications were called in by the Secretary of State for his decision. Following a public inquiry in 1998 planning permission was refused by the Secretary of State for the residential development in the hospital grounds in January 1999. 
 
In his decision, however, the Secretary of State acknowledged that some enabling development was necessary to secure the long term future ofthe listed buildings but that such development should be limited to that needed for this purpose. In rejecting some parts of the site for development either because of the effect on the setting ofthe listed building or the countryside, the Secretary of State defined inner and outer envelopes between which enabling development, if justified, would be acceptable. The District Council took into account the decision of the Secretary of State and the views ofthe Inspector in preparing a revised Planning and Development Brief for the site. After public consultation in 2000 it was adopted as Technical Planning Guidance.
 
Another planning application was submitted to the District Council in July 2000. Outline planning permission was granted in February 2002 for ‘comprehensive development to enable the restoration and re-use of the former Fairfield Hospital, including up to 853 residential dwellings (including conversions, affordable housing and close care), demolition of two existing dwellings, provision of open space,B1 managed workspace, one form entry lower school, retail floorspace (600 sq m), community centre and related highway works, footpath, cycleways and bridleway’.
 
The Council and the developers drew up an agreed Masterplan for the development (Which can be downloaded below in section 2). This sets out a design strategy, which aims to produce a unique development that respects the setting of the former Victorian hospital and strives for quality in the design of the built environment. It shows details of the phasing of various parts of the development, density ranges, the siting of landscaped areas and play areas and provides, among other things, a detailed design code for the houses, roads, footpaths and fencing. The design philosophy reflects elements of Victorian architecture such as stone mullions, double storey bay windows, decorative stone detailing, leaded glass, wooden sash windows, grey slate roof tiles, iron railings, stone capped walls, traditional chimney pots and box hedging.
 
  • Local Plan - Information will appear here soon for this topic
  • leading to the Master Plan - Information will appear here soon for this topic

    • 2) Fairfield Park Urban Design Strategy Document (Masterplan):

    Please note: This document is a very large file and has been compressed so that it can be uploaded to this website. Please be patient when downloading the document as it may take some time. Once downloaded, if you are having trouble decompressing the file, please click here and this will take you to a download for a programme that you can use to decompress the file.

    Click the link below to download the Document

    http://www.fairfieldparkresidents.co.uk/Urban_Design_Strategy.rar

    3) Planning Overview:
     
    Following the grant of outline planning permission, each of the different house builders on the site has submitted details of various phases of the development for approval by the Council and this continues as the Park takes shape. By the end of 2006, 721 dwellings had been given detailed planning approval as follows:
     
    Twigden 129
    Charles Church (including former Westbury) 103
    Persimmon 95
    Stamford 68
    Bellway 15
    Fairclough 25
    Wimpey 42
    David Wilson 24
    FRL/Persimmon (Key Group 3) 8
    Stamford and Twigden (Key Group 1) 22
    Stamford 99
    Persimmon 91
     
    The original outline planning permission provided for 752 houses and flats to be built at Fairfield Park (plus 101 apartments in the Hall). However because development has taken place at the higher end of the density ranges the original number of houses envisaged has been built on a smaller area of land leaving scope for extra dwellings on the remaining land earmarked for development. In June 2006, the Council gave outline planning permission for a further 158 dwellings to be built. This has resulted in an increase to 910 dwellings. The number of apartments in the Hall has also increased to 273 as a result of smaller units being provided.
     
    Following the grant of detailed planning permission for the school work started on the site in October 2006. The school is due to open in September 2007. Click here for more information on the School.
    • Outline planning permissions - Information will appear here soon for this topic
    • detailed approvals (by developer) - Information will appear here soon for this topic
    • school situation - Information will appear here soon for this topic
    • shop situation - Information will appear here soon for this topic
    • roads - Information will appear here soon for this topic
    4) General Information:
     
    Satellite Dishes & Aerials
     
    On houses already built or currently under construction as result of planning permissions already granted, you do not normally need to apply for planning permission to erect a satellite dish. This is because the planning acts and regulations grant householders certain ‘permitted development’ rights.
     
    However when installing a dish or other antenna, you must position it in such a way so that its effect on the outside appearance of the building is reduced as far as possible. You must also remove it when you no longer need it. Advice is given in a Government leaflet 'Householders Planning Guide for the Installation of Antennas including Satellite Dishes' To order a copy of this leaflet please click here.
     
    The following advice is taken from that leaflet and outlines firstly what you need to consider. If an antenna (satellite dish) is not positioned in the most appropriate place, this can make it more noticeable, or (depending on its colour and appearance) make it stand out from its background. Remember, you are responsible for choosing the type of antenna and positioning the antenna on the building or in the garden. When deciding on an antenna and where to position it, you should take into account its effect on neighbours, the public, and the environment. The retailer or installer may be able to give you advice on these matters. If there is any doubt, you should contact your local planning department (Mid Beds District Council) Click here to be taken to the relevant webpage.
     
    Secondly you need to think about certain things. For dish antennas, you should be aware of the importance of colour. For example, a white dish may blend against a white background but may be more obvious against darker backgrounds, such as brick, or stone. The materials or the design can also affect how suitable a particular antenna is. For example, a mesh or transparent dish may be less obvious than a solid one. 11 Where you position the antenna on the property is perhaps the most important thing to bear in mind when considering installing one. Although it is important to make sure your antenna provides adequate reception, it is also important to consider the visual effect of your antenna. An antenna mounted on the roof will be less noticeable than one mounted on a wall. Antennas on a wall at the back of the building will usually be less noticeable than on the front of the building. Antennas mounted close to the ground in the back garden will be less noticeable to neighbours than ones mounted on poles. Antennas hidden behind a parapet or a chimney stack may be less noticeable than one mounted on the wall.
     
    If your planning department thinks your antenna is in a poor position and could reasonably be moved to make it less noticeable, they may ask you to move it (at your own expense). You would not have to apply for planning permission. If you refuse this request, your planning department may demand that you apply for planning permission (for which you must pay a fee) based on the fact that the antenna's effect on the outside appearance of the building has not been reduced as far as possible or send you an enforcement notice demanding that you move the antenna. You are entitled to appeal if the planning department refuses your application for planning permission, or sends you an enforcement notice. Reasons for an appeal could include that you think the chosen position of the antenna is appropriate, or that the measures you would need to take to move it are excessive, perhaps causing you unreasonable costs.  It is an offence not to comply with an enforcement notice. You could have to pay a fine unless you have successfully appealed against it. If your planning department asks you to move the antennas they should use these guidelines to show, on a diagram, what reasonable measures you can take. The Council cannot use this power to deny you the right to install an antenna. Remember you should remove any antenna which you no longer need.
     
    Because of our closeness to the TV transmitter at Sandy and the local topography, it is not necessary to have an external rooftop TV aerial to obtain good reception. An indoor aerial sited in the loft will be both cheaper to install and maintain. Experience shows that good reception can be obtained on all analogue and digital channels.
     
    Finally you are reminded that irrespective of the planning situation, you require the approval of the Management Company for the siting of aerials and satellite dishes. You should write to: Fairfield Park Residents Management Company Ltd, c/o Stevens Scanlan LLP, 56 Buckingham Gate, London, SW1E 6AH.
    • hours of working - Information will appear here soon for this topic
    • mud on roads - Information will appear here soon for this topic
    5) Recent Planning Permissions:
     
    A planning inspector has dismissed an appeal by Wimpey against the Council’s refusal to allow the variation of the condition on the reserved matters approval that required sliding sash windows at 15-18 Nickleby Way. Wimpey have installed mock top hung sash windows and wanted to keep these. Wimpey will have to install sliding sash windows to comply with the condition on the original reserved matters approval (06/00400).
     
    6) Recent Planning Applications:
     
    Planning Update - April 2009
     
    ·       Planning Applications
    1) In July 2008 Tesco submitted a planning application (08/01180) to extend the opening hours of the new shop. As it presently stands the opening hours are restricted to 0700 to 2200 on Mondays to Saturdays and 0900 to 1700 on Sundays and Bank Holidays. Initially Tesco wanted to be allowed to open from 0700 to 2300 every day, including Sundays and Bank Holidays. The application was amended in March to 0700 to 2230 every day. A more recent application is seeking opening hours of 0700 to 2200 (09/00503). The Council has not yet made a decision on either of these applications.
     
    2) Planning permission has been granted (08/01182) to vary the restriction on the permitted delivery hours for the new retail units. Deliveries will now be allowed on Sundays and Bank Holidays between 11 am and 3 pm. The previously permitted delivery hours of 7 am to 10 pm on Mondays to Saturdays remain the same.
     
    3) Planning permission has been granted (08/02308) for the shop front for the new retail units. This shows that Tesco will occupy the 3 central units in the development (as one shop) with separate occupiers in the other two. We do not yet know who will occupy these units. Provision is made for an ATM but a separate planning permission is required for this. 
     
    4) Advertisement consent has been granted (08/02336) for the signage of the proposed Tesco Express.  
     
    5) The Council approved in February an application (08/02190) to carry out works to a considerable number of trees that are subject to Tree Preservation Orders in 3 areas of the Park. 
     
    6) Planning permission has been granted (08/02210) for the erection of a single-storey pre-school building in the grounds of the Lower School. An application for play equipment at the School has also been submitted (09/00347). The Council has not yet made a decision on this application.
     
    7) The Council has agreed to the removal of 2 conditions that limited the height of the proposed commercial buildings and houses on the former Pig Development Unit on Hitchin Road (08/01998 and 08/02000). The applicants argued that the conditions were not appropriate on an outline planning permission as this is a matter that will be dealt with when the detailed proposals for the site are submitted for approval. The Council appears to have accepted this argument but in granting approval has attached ‘informatives’ about the height limitations.
        
    7) Council Consultations:

    Local Development Framework

    Consultation on Site Allocations Document

    The Government’s Planning and Compulsory Purchase Act 2004 requires local authorities to prepare and maintain a Local Development Scheme for their area. The old style of Local Plan is gradually being replaced by the Local Development Framework (LDF), which will comprise a collection of documents individually referred to as Local Development Documents (LDDs). LDDs will set out the spatial strategy for the District and include:

    • Development Plan Documents (DPDs) which will replace the existing Mid Bedfordshire Local Plan and will be subject to community and stakeholder consultation, strategic environmental assessment, a sustainability appraisal and then independent examination by a Government appointed Inspector. The Council will be obliged to accept the recommendations in the Inspector’s Report if they wish to adopt the DPD.

    • Supplementary Planning Documents (SPDs) which will be either topic-based or area-based documents. These will be subject to community and stakeholder consultation and a sustainability appraisal/strategic environmental assessment, but not subject to examination.

    Four DPDs are being prepared as follows:

    • A Core Strategy document; setting out the vision, objectives and strategy for the spatial development of Mid Bedfordshire.
    • A Development Control Policies document setting out the criteria against which planning applications will be considered, including the settlement hierarchy and the definition of Settlement Envelope boundaries.
    • A Site Allocations document identifying the amount and location of housing and employment development in the District and may include other allocations, for example leisure or recreation.
    • A Gypsy and Traveller document identifying the amount and location of sites for Gypsy and Traveller accommodation in the District. The document will include criteria against which Gypsy and Traveller associated development will be determined.

    The Council has recently published its Issues and Options consultation paper on site allocations for housing and employment.  The purpose of the site allocations document is to focus on specific locations to decide which areas could be subject to significant change or future development.

    Consultation with local residents is central to ensuring that the final site allocations document reflects local needs and future requirements. To create a development plan document such as the site allocations document, a local authority has to go through a statutory process to ensure that the plan is sustainable, based on community input and involvement, and creates a plan for implementation.

    The diagram below shows the process of developing a site allocations development plan document from inception to formal adoption.

     

    Site Allocations Development Plan Document

    Stage One : Issues and Options

    Mid Beds invite landowners, developers and agents to submit details of any land that they believe to be suitable for residential or employment development.

    January-March 2007

    A sustainability appraisal and various other technical information are collated for all submitted sites.

    April- December 2007

    Issues and Options consultation offering members of the public the opportunity to comment on all of the sites that have been submitted.

    February-April 2008

    Stage Two: Preferred Options

    Mid Beds identify a number of preferred sites based on the outcomes of stage one.

    May-October 2008

    A statutory period of six weeks of public consultation will take place offering members of the public an opportunity to comment further on the sites that have been selected as preferred options.

    November-December 2008

    Stage Three: Draft Site Allocations Document and submission to the Secretary of State

    Mid Beds prepare the draft site allocations document and submit it to the Secretary of State.

    January-August 2009

    A statutory period of six weeks of public consultation will take place offering members of the public an opportunity to comment on the draft site allocations document submitted to the Secretary of State.

    September-November 2009

    The draft site allocations document will be subject to an examination in public in front of an Inspector appointed by the Secretary of State. The Planning Inspector will then publish his/her binding report making final recommendations.

    May-August 2010

    Site Allocations Document Formally Adopted

    December 2010

    How many new houses are set to be built?

    Government targets stipulate that Mid Beds must build 4,400 new homes between now and 2026.  These new homes make up the balance of the Government’s overall target to provide 17,000 new homes in Mid Bedfordshire between 2001 and 2026, 12,600 of which have already been built or have gained planning permission.

    How many new jobs are set to be created?

    Mid Beds District Council has a target to create 9,000 new jobs by 2021. This means we will need to develop approximately 64 hectares of land for employment use (out of the 50,000 hectares that make up Mid Bedfordshire).  These new jobs make up the balance of the Government’s overall target to provide 14,000 new jobs in Mid Bedfordshire between 2001 and 2021; around 5,000 of which have already been created.

    How many sites will be taken forward?

    The number of sites that have been submitted far exceeds the number of sites that Mid Beds need to be developed to meet government housing and employment targets.  Just under 400 site submissions have been made.  Broadly speaking, that is sufficient sites to provide around 36,000 new homes but Mid Beds only needs to find space for 4,400.  The Council anticipate that only a small number of sites (perhaps 50-70 depending on size) will eventually be brought forward for development.

     

    Where is development most likely to be concentrated?

    Over half (60%) of development will be concentrated around Ampthill, Flitwick, Biggleswade and Sandy – the major service centres.  30% will be divided between Cranfield, Marston Moretaine, Shefford, Arlesey, Stotfold and Potton - the minor service centres.  The remaining 10% of development will take place in villages.

     

    How will Mid Beds choose which sites will be taken forward?

    The process of selecting which sites will be taken forward begins with this consultation.  In conjunction with this, Mid Beds District Council will themselves be assessing each site against a range of sustainability criteria such as proximity to key local facilities, accessibility by a range of transport modes, contribution to infrastructure etc.  Through these processes the most appropriate sites will be selected as preferred options (September 2008) and will then be subject to independent examination by the Government’s Planning Inspectorate. See the Planning Process page on the website for more information on the statutory stages the Council must go through before sites can be allocated.

     

    How will local infrastructure be improved?

    Alongside creating new homes and jobs it is essential that local infrastructure such as roads, schools, and public transport provision is improved to cope with increased demand.  One way to raise funds for improving local infrastructure is to secure them from property developers as part of the development agreement. This is referred to as a Section 106 agreement.  Mid Beds District Council has had great success negotiating these agreements in the past.   For example, a major recent development east of Biggleswade contributed over £30 million towards a variety of transport improvements, affordable housing, open space and play areas, and a community centre. Funding was also provided to improve health and education provisions.  At a recent smaller development in Stotfold, contributions totalling around £225,000 were secured. These will go towards education provision, open space and play areas and local environmental enhancements.  Additionally, Mid Beds has recently finalised its strategy on Planning Obligations, which could lead to contributions from developers of over £15,000 per dwelling.

     

    Sites near Fairfield Park

    A number of sites for development have been proposed in and around Stotfold and Arlesey.  Details of these can be found at Talk to Mid Beds.  The map showing the location of these sites can be seen at Talk to Mid Beds | Stotfold and Talk to Mid Beds | Arlesey Ward

     

    The 2 sites closest to Fairfield Park are:

    ·         Pig Development Unit, Hitchin Road, Stotfold (H247 & E25)

    ·         Land adjacent to Fairfield Park, Arlesey (H277)

    The information given on these sites is as follows:

    H247  Pig Development Unit, Hitchin Road, Stotfold

    Submission type: Housing

    Submitted proposal: Development of 200-250 dwellings

    Site Area (hectares): 5.97

    Additional information submitted: This submission is for the redevelopment of a brownfield site. The existing vehicular access would need upgrading. Substantial structural landscaping is proposed within the site and along perimeters. Small wooded copses could be incorporated into the development area.

    District Council initial comments: Stotfold is identified in the emerging Core Strategy as a Minor Service Centre. Some growth would be expected here.

    E25 Pig Development Unit, Hitchin Road, Stotfold

    Submission type: Mixed Use

    Submitted proposal: B1 (Business) and B8 (Research and Development)

    Number of jobs proposed: 750

    Site Area (hectares): 5.97

    Additional information submitted: Mixed use scheme with 14000sqm of employment floorspace for B1 or Research and Development uses. 3 parcels of land for employment use, and 1 for residential, with landscaping between. Building heights of 2-3 storeys. 2 points of access from Hitchin Road to west of the site, one for residential and one for employment, with new roundabout proposed.

    District Council initial comments: Stotfold is identified as a Minor Service Centre in the emerging Core Strategy. The town is well located to the A1 and is within the Ivel Valley growth location. Some growth would be expected here.

    H277 Land adjacent to Fairfield Park, Arlesey (west of the Bovis site)

    Submission type: Housing

    Submitted proposal: Development of 16 dwellings

    Site Area: 4.77

    Additional information submitted: It is proposed that residential development would be restricted to the area of previously developed land in the north-east with informal open space and a pocket park proposed across the balance of the site. A newly constructed retention pond is located to the north west of the site. The development of this site would offer the opportunity to enable the delivery of a section of the proposed new footpath/cycleway link along the eastern site boundary.

    District Council initial comments: Fairfield is identified in the emerging Core Strategy as a Small Village. Allocations will only be considered here if there is an exceptional need for development.

    Action to be taken

    FPRA will be submitting comments on these sites in the next few weeks (the deadline is 3 April).  You may wish to submit your own views to the Council on these and other sites in Arlesey and Stotfold.  If you have any comments that would assist FPRA in formulating a view please send them as soon as possible to: fpra@btinternet.com

    Posted 12/03/08