Agenda item

REPORT OF THE INTERIM DIRECTOR – PLACE

 

This report asks Full Council to approve and adopt the Strategic Masterplan for land around Baldock as a material planning consideration. This masterplan covers a number of sites allocated for development in the Council’s adopted Local Plan (Sites BA1, BA2, BA3 and BA10), along with other ancillary land, for housing, employment and supporting infrastructure. Taken together, these represent the single, largest development project in the Local Plan.

RESOLVED: That that Growing Baldock Strategic Masterplan, attached as Appendix A, was approved and adopted as a material planning consideration for relevant planning decisions related to the site.

 

REASONS FOR DECISION:

 

(1)  To set an agreed design framework for the delivery of a strategic site within the Council’s adopted Local Plan.

 

(2)  To provide a co-ordinated approach to the delivery of multiple planned sites around Baldock.

 

(3)  To accord with policy requirements of the Local Plan.

Audio recording – 24 minutes 33 seconds

 

Councillor Daniel Allen, as Leader of the Council, presented referral 5A from Cabinet on the report entitled ‘Growing Baldock Strategic Masterplan’ and advised that:

 

·       This referral was considered by Cabinet in March 2025, but had been delayed to allow for the County Council elections in May 2025.

·       These sites had been included in the adopted Local Plan, and included a new employment area, infrastructure, railway crossings, GP provision, a local centre and education provision.

·       The sites included BA1, BA2, BA3 and BA10 of the adopted Local Plan.

·       This was the largest development in the district for decades and would see another phase of implementation of the adopted Local Plan, which would prevent unwanted development elsewhere in the district.

·       Council Officers had worked with consultants and the developer team to produce this masterplan framework, with Urban and Civic working hard to involve the local community.

·       Certain aspects of the plan had changed through the consultation process, and were outlined in detail in the report, but included the proposed location of the GP surgery, the southern access to the site and the approach to secondary education provision.

·       The masterplan set the framework against which all planning applications for these sites could be considered.

 

The Principal Planning & Urban Design Officer provided a visual presentation of site plans and advised that:

 

·       The masterplan covered a set of sites around Baldock, which were included in the adopted Local Plan.

·       These were major areas of development and thorough engagement had taken place with Officers, the public and the design panel. This had led to changes regarding access to the site, a rationalisation of educational options, a proposed underpass to provide active travel across the rail line and a local centre to compliment, rather than compete with, the existing High Street.

·       BA1 would have primary education access, with two primary schools, Baldock Common would be an open greenspace to the north, Walls Field and other land to the south would be retained for open space provision.

·       The health hub, waste provision and employment provision would be within BA10.

·       The masterplan included a green infrastructure plan which outlined how humans and other species, and ecology, would benefit throughout the site. This included a Baldock greenway, which would be a 6 mile circular route around the town, Bygrave Common, a new park to the north and a new edge to the town, Walls Field would be taken out of agricultural use and there was a commitment to 10% Biodiversity Net Gain on site, which was currently expected to be exceeded.

·       The aim was for 50% of all journeys to be on foot, by cycle or through use of public transport.

·       There would be a new entrance to the north provided at Baldock station.

·       Parts of Bygrave Road would be improved and other provision throughout the site, including car hubs and bus stops, would be provided.

 

The following Members asked questions:

 

·       Councillor Matt Barnes

·       Councillor Tom Tyson

·       Councillor Michael Muir

·       Councillor Ruth Brown

·       Councillor Bryony May

·       Councillor Paul Ward

 

In response to questions, the Senior Transport Policy Officer advised that:

 

·       There would be two crossing points across the railway line provided. These would be an overground crossing, for walking, cycling and horse riding, at the eastern point and a now proposed underground crossing, for walking and cycling only, at the western point.

·       A left turn ban at Whitehorse Street was still being discussed. The applicant team wanted this to be included, but the County Council authority was not convinced it was needed or appropriate. This would be confirmed later in the process.

·       As works to the railway crossings progressed, the capacity under the existing bridge would be reduced and managed with traffic lights. There was still detailed modelling and design work on this, which would come forward at a later stage, but it was important to include as an option.

·       The masterplan set an ambitious target for walking, cycling and use of public transport, but Officers were confident that this could be met, as Baldock was already a sustainable town, with good rail connections and its compact nature. As long as the right infrastructure was provided, there was reasonable confidence that the 50% target could be met.

·       The bridge crossing of the railway would be the most expensive piece of transport infrastructure. It would need to be paid for from proceeds from the development, which would partly determine when it came forward. Although it may be thought desirable to bring it forward early in the build-out, there was a risk of it becoming a de facto bypass attracting new trips (e.g. away from the A505/A1), which would be difficult to reverse at a later stage.

·       Mitigations were to be put in place at Letchworth Gate roundabout to reduce traffic through Baldock and Highways England were involved in the process.

 

In response to questions, the Director – Place advised that:

 

·       The expected reduction in water demand per capita would mainly come through the build form design, rather than the SUDs management.

·       In absolute terms, there would be more water demand, but the SUDs management was to ensure runoff water was more effectively directed back to streams.

·       The masterplan made reference to the new strategic sewage connection to the Letchworth sewage works and conversations were ongoing with Urban & Civic and the utility providers. However, it was not for the masterplan stage to provide a solution to this.

·       There had been extensive consultation on this masterplan, as outlined in the appendix. There were still existing concerns, centred around transport measures within the town and education provision. The provision of secondary education was one area which had developed in the masterplan following consultation with residents.

·       The exact details of water extraction were not for the masterplan stage, but the policy applied to all developments was to promote reduction in water usage.

·       Waste management would be reserved for a later planning application, but the overall strategy was to ensure the right journeys were made on the right networks.

·       The application of the masterplan to future planning applications received was ultimately for the decision maker, the Planning Control Committee. But this masterplan document contained a lot of evidence and public engagement behind proposals, so should be considered similarly to a Supplementary Planning Document.

 

In response to questions, the Principal Planning & Urban Design Officer advised that:

 

·       Urban & Civic had worked had on the green infrastructure and ecology plans, which had been supported by the public.

·       The masterplan set out that the aim was for a Gold standard rating for drainage, therefore they would be required to meet all the measures outlined in this.

·       The masterplan steered away from use of the term ‘Baldock Mound’, but this area would be an eco-scrubland to support the greenway around the site.

·       The employment provision on BA10 was flexible to allow for the best use, which would follow a more detailed study by Urban & Civic during the planning application process. It was currently expected that larger footprint buildings would be most suitable for this site.

 

In response to questions, the Herts County Council Group Manager Local Plans and Strategic Development, advised that the aspiration was to provide a transport plan which delivered for the residents. Urban & Civic had demonstrated that 50% of current vehicle movements were people passing through Baldock to another destination, rather than the town itself. These journeys should be retained on strategic road network, such as the A1M, which would create capacity to encourage people to walk and cycle within the town, and feel safe to do so, and also create capacity to meet additional needs from this development.

 

Councillor Daniel Allen proposed the recommendation and this was seconded by Councillor Val Bryant.

 

The following Members took part in the Debate: 

 

·       Councillor Alistair Willoughby

·       Councillor Stewart Willoughby

·       Councillor Rhona Cameron

·       Councillor Michael Muir

·       Councillor Ruth Brown

·       Councillor Emma Rowe

·       Councillor Tom Tyson

·       Councillor Val Bryant

·       Councillor Daniel Allen

 

Points raised during the Debate included that:

 

·       There were both concerns raised by the community about the pressure this development might bring, but also opportunities residents are keen to embrace. This included increase in footfall for local businesses and the High Street.

·       Local Councillors would push for the preferred option to provide a new secondary education facility on the site.

·       It was important that the development did not move faster than the town could handle to ensure minimal impact on existing residents.

·       All development in the town needed to enhance the character, culture and heritage of Baldock.

·       The masterplan would allow a framework to hold Urban & Civic and Herts County Council to account as planning applications were received.

·       The process so far had put community engagement at its core, with regular ability to meet, and raise concerns, with those delivering the scheme.

·       The right infrastructure was needed on the site and across the existing town, including for young people.

·       There were lots of people on waiting list for socially rented housing and it was important that this was provided as part of this development. There were currently very few affordable houses in Baldock and there needed to be a good mix of housing provided, with a suitable level of good quality, social rented housing.

·       The new GP provision should be on the Royston Road, next to the existing industrial site, to ensure proximity to the railway station for access.

·       This was a significant moment as it was the largest site included in the adopted Local Plan.

·       There were initial concerns about integration of the development and whether it would become an urban extension, rather than development of Baldock. However, Urban & Civic had clearly engaged with residents and listened to concerns and addressed these through this masterplan.

·       Whilst the development will have a large impact, with a two third increase on current number of houses, the developer team had work hard to make this feel a part of Baldock.

·       It was disappointing that no confirmation had been provided on the educational provision, but it was understandable to keep options on the table.

·       There was a plan provided for thousands of houses, but no agreement on the provision of secondary education. This was not an oversight, but a lack of vision in the masterplan process and therefore it was important to proceed with caution in adopting this masterplan.

·       This site had been considered for many years now and would impact residents around Baldock in a significant way, especially those around BA1 which was closest to neighbouring villages.

·       While the plan goes a long way to address concerns, some still existed regarding schools and transport elements of the plan. However, it was clear that Urban & Civic had engaged in meaningful outreach work and took on board suggestions of those in residents in villages around Baldock.

·       There had been several strategic board meetings on this masterplan, during which Urban & Civic had demonstrated their detailed approach and flexibility.

·       The lack of clarity on the provision of secondary education was a conundrum, due to the academy status and County funding, but was not due to lack of ambition.

·       This development would bring further employment to the area and therefore boost the local economy, with both homes and jobs would be provided on site together.

·       There would need to be further work with the new Liberal Democrat administration at the County Council to ensure delivery of plans.

 

Having been proposed and seconded and, following a vote, it was:

 

RESOLVED: That that Growing Baldock Strategic Masterplan, attached as Appendix A, was approved and adopted as a material planning consideration for relevant planning decisions related to the site.

 

REASONS FOR DECISION:

 

(1)   To set an agreed design framework for the delivery of a strategic site within the Council’s adopted Local Plan.

 

(2)   To provide a co-ordinated approach to the delivery of multiple planned sites around Baldock.

 

(3)   To accord with policy requirements of the Local Plan.

 

N.B. Following the conclusion of this item, there was a break in proceedings and the meeting reconvened at 21.10.