A Vision for Luton and Dunstable
Introduction Bushwood Masterplan: A Vision for Luton and Dunstable This document has been prepared on behalf of Luton & Central Beds Economic and Development Partnership and sets the Bushwood masterplan proposals for land to the west of Luton. The developement of the masterplanning study has been informed by a series of dektop and site studies and has evolved following a consultation process that has included discussion with a range of stakeholders including community representatives, local organisations, political groups and statutory consultees. This document is submitted as part of the formal representations to the Luton and South Bedfordshire core strategy (preferred options) prepared on behalf of the promoters of Bushwood. The development of the masterplan has been undertaken with the support of an extensive and experienced range of consultants including: Professional consultant team: JB Planning Associates - Planning Consultants LDA Design - Masterplanners, Urban Design and Architecture Mott McDonald - Transportation, Public Transport and Infrastructure Cushman Wakefield - Employment Consultants Bickerdike Allen - Aviation and Noise Consultants CSa Environmental - Landscape and Environmental Consultants CgMs - Archaeological Consultants Mike Melton - Education Consultant Allen Dadswell - Financial Viability Consultants Legal and financial team: Mr Richard Phillips - QC; Leading Counsel Hilliers HRW/Taylor Waltons - Solicitors Foxley Kingham - Chartered Accountants Preferred RSL partner: Paradigm Housing Group
Contents Introduction 5 PART A: Overview A vision for Luton and Dunstable 7 Key elements of the masterplan 8 Key aims 10 PART B: The Context The context 13 Luton and Dunstable 14 PART C: The Site The site 17 Topography and orientation 18 Access and connections 19 Landscape character 20 Edge conditions 21 Environmental considerations 22 Drainage, utilities and infrastructure 23
PART D: Design Concepts Design concept 25 Walkable local neighbourhoods 26 Community focus 28 Sustainable public transport 0 Landscape framework 2 Green connections 4 Biodiversity and Sustainable Urban Drainage 6 Sports, play and allottments 8 Employment 40 Local context regeneration and renewal 42 Local context green infrastructure 44 The masterplan 47
OVERVIEW
A vision for Luton and Dunstable The masterplan for Bushwood envisages a new sustainable, mixed-use community emerging as a seamless extension to the west of Luton - a new neighbourhood that works socially, economically and environmentally that includes: Good well designed modern housing for a range of residents that makes a vital contribution to the delivery of new homes for the town; A sustainable transport network that meets people's needs in a civilised way, serving both Bushwood and the wider locale; A range of new employment opportunities that makes a substantial contribution to the local economy; Bushwood Masterplan: A Vision for Luton and Dunstable A sustainable and green environment that links into the wider open space network; A comprehensive range of sporting facilities; Well designed local neighbourhoods centred on an attractive and popular high street; Significant regeneration and infrastructure improvements that will benefit the wider area; A special place that combines the advantages of urban living with the natural environment.
Key elements of the masterplan The key elements of the Bushwood masterplan include: 5,500 residential homes of a range of types and tenures supporting a diverse population. 35% (1750) affordable homes with an 80:20 rent/ shared ownership. Specialist accommodation that will include care home facilities for the frail elderly and a retirement village. Provision for a range of employment opportunities which would create about 4800 new jobs. A new community stadium, hotel and conference centre. An extensive range of community play and sports facilities, including a Sports Village with indoor cricket, a leisure centre and an Olympic swimming pool or 35 metre swimming pool. A new 30 acre site for Luton Town Rugby Club. Up to 2 lower, 2 lower/middle and a state of the art Academy Learning Centre for secondary education. Sustainable public transport that both serves Bushwood and simultaneously improves the viability, frequency and diversity of routes within the wider area. New walking and cycling routes that provide for a comprehensive and integrated network, including a new pedestrian and cycle link over the M1. A series of walkable neighbourhoods centered on their own distinctive local centre and primary school. A new mixed use high street including community and social infrastructure which will form the focus of the new community. Green Infrastructure and an extensive network of open spaces to safeguard the character and identity of the separate settlements of Caddington and Slip End. A layout that underpins sustainable urban principles including renewable energy.
Bushwood Masterplan: A Vision for Luton and Dunstable
Key aims Delivering New Homes Creating Employment Opportunities Regenerating Greater West Luton Delivering enhanced sustainable transport solutions
Bushwood Masterplan: A Vision for Luton and Dunstable Bushwood masterplan design principles: Distinctiveness Sociability Ensuring that Bushwood will be a place in its own right, not just another urban extension; Structuring the layout around existing landscape features to provide markers and vistas; Developing a new high street as a recognisable 'event' at the centre of the new community; Creating new spaces and buildings at key locations and augmenting and enhancing the natural landscape. Making Bushwood a place were social interaction is easy and natural, providing a core of convenient services to support the new community; Linking people's homes to community activities along busy shared routes which are safe because they are active and multi-purpose; Creating a network of green movement routes which encourage movement by foot or cycle rather than always imposing a car trip; And connecting people more easily to employment and the wider town life with effective and sustainable public transport. People orientated Sustainability Bushwood will be designed in a way which stresses the human scale and gives people priority over traffic wherever possible. It will be structured on a layout of streets not roads, where intersections are frequent, crossing is easy and traffic speeds are low; a road hierarchy which will keep unnecessary traffic out of 'home zone' streets; Using land carefully, making it easy to save energy, minimising impacts on the environment; Designing in, from the outset, sustainable urban drainage and ecological corridors so that the inevitable impact of the development will be reduced. Locating services, particularly primary schools, so as to serve each main neighbourhood. Creating a public realm which is attractive and inclusive, and accessible for all.
THE CONTEXT
The Context Bushwood Masterplan: A Vision for Luton and Dunstable The Bushwood site is within 2-3 km of the heart of Luton. It's location places it within close proximity of a broad range of existing services, facilities and retail as well as a diversity of employment opportunities, London Luton Airport and the town's two train stations. The site measures approximately 327 Ha and includes land within both Luton Borough and Central Bedfordshire Council. The Luton and Dunstable context
Luton and Dunstable Local Context Socio-economic context The adjacent Luton wards are characterised by relatively high levels of multiple deprivation and these areas stand to benefit from both the inevitable regeneration and the new employment opportunities that would arise from the development at Bushwood. Sustainable public transport The site is also able to make an important contribution to the Milton Keynes and the South Midlands Growth Area agenda, with a particular emphasis on delivering a step change in public transport usage to assist regeneration in the immediate context. Transforming Luton and Dunstable Bushwood will play an important part in shaping a positive image of Luton and Dunstable, through the delivery of a modern sustainable neighbourhood and the provision of major new facilities to serve both the Bushwood community and the wider town.
Bushwood Masterplan: A Vision for Luton and Dunstable Bushwood local context
THE SITE
The site Bushwood Masterplan: A Vision for Luton and Dunstable This section describes the urban design analysis of the site which has informed the development of the masterplan for Bushwood. The analysis has been based on the following broad site characteristics: Topography and orientation Access and connections Landscape character and designations Edge conditions Environmental considerations Drainage, utilities and infrastructure
Topography and orientation The site is characterised by a gently undulating landscape that rises from south to north. Steep slopes are to be found at the most northern end of the site while the majority of the site displays relatively shallow gradient, particularly in the south. A series of distinct valleys run towards the eastern edge of the site, creating a effective natural draining system which would form the basis for a future SUDS strategy. The direction of the site slope is primarily towards Luton. This directional slope affords views across the site towards the centre and helps to create a strong sense that the site is part of the town and within the urban bowl.
Access and connections The principle connections for the development will be made by high quality public transport routes, for which four access points have been identified. Two of these access points will allow for connections to the proposed Luton Dunstable Busway. They include a northern access point beneath Hatters Way and access with Cosgrove Way via the existing tunnel beneath the M1. A public transport connection will be made via Luton Road to a proposed bus only lane on Farley Hill and a further connection via Grove Park Road will improve public transport for Slip End. Bushwood Masterplan: A Vision for Luton and Dunstable A number of vehicular connections are available to the development, including off Luton Road, Chaul End Road, Woodside Road, Grove Road and Church Road. Pedestrian and cycle connections are established by two existing bridges over the M1, located at Stockwood Park and Cosgrove Way, and by two access tunnels beneath the motorway at the northern end of the site. A further pedestrian and cycle bridge is proposed midway along the eastern edge of the site which would connect the development to the heart of Farley Hill.
Landscape character The South Bedfordshire Landscape Character Assessment recognises the site as having an urban fringe character with moderate visual and landscape sensitivity. There is a marginal contrast in character between the north and south of the site and the majority of the area is not subject to any landscape designation. The elevated northern portion (which is regarded as an Area of Great Landscape Value) sits on the face of a chalk escarpment with large blocks of broadleaved woodland, mature hedgerows and open grassland. The southern section is made up of arable fields on a gently undulating dip that slopes downwards towards Luton. It includes a number of isolated tree copses as well as a relatively weak structure of hedgerows. The site slopes towards Luton, ensuring that there is no material intervisibility with the Chilterns AONB to the west. Key features to be safeguarded and enhanced by the masterplan proposals include: Historic cultivation terraces to the north of the site Large blocks of broadleaved woodland that provide focal points in landscape Varied structure of hedgerows and country lanes Several public footpaths and bridleways
Edge conditions Caddington and Slip End form two distinct, inwardly orientated settlements on the periphery of the Bushwood site. The character and identity of both will be safeguarded by the proposals which will include a continuous landscape buffer to form a green threshold to each settlement. The remainder of the western edge of the site is defined by a series of hedgerows that physically and visually separate the site from the AONB and the southern agricultural land. These hedgerows will be maintained and enhanced by the masterplan proposals to further strengthen this boundary. Bushwood Masterplan: A Vision for Luton and Dunstable The eastern edge of the site is marked by the M1 which is largely cut into the valley. Where this edge is not already screened by established trees, the topography of the site permits views across this edge towards Luton town centre. A well established woodland edge characterises the north western perimeter of the site. The proposals for Bushwood will safeguard the valuable landscape and ecological features as an important asset on this edge.
Environmental considerations M1 The inclusion of an appropriate acoustic screen and bunding to the M1 will reduce any potential noise impact along this eastern edge of the site. For most of this edge, the M1 is located within a cutting and a 45 meter buffer will be provided to serve as a landscaped edge. Landscaping alongside the acoustic screen along the M1 will provide for an attractive visual mask of the motorway, designed as a green edge. The site is unconstrained by aircraft noise related to the London Luton Airport. However, in order to safeguard against the implications of any possible future expansion of the Airport, a small area on the southern end of the site has been identified in technical studies and earmarked for non-residential uses.
Drainage, utilities and infrastructure The existing 33kV and 132kV overhead powerlines that traverse the site will be relaid underground as part of the masterplan proposals for Bushwood. Two 15 meter corridors will be reserved alongside and perpendicular to the M1 for this purpose. In addition, a separate 35 meter corridor will be set aside within the valley along the site's eastern edge. Natural drainage towards the east creates the potential for a network of surface water attenuation. Bushwood Masterplan: A Vision for Luton and Dunstable The site has been determined to be suitable for development in terms of flood risk, being remote from direct risk resulting from any surface watercourses. Telecoms, water supply, electricity, sewage and gas networks would be established across the site as part of the masterplan proposals and consultation is underway with a range of statutory undertakers.
DESIGN CONCEPT
Design concept Bushwood Masterplan: A Vision for Luton and Dunstable This chapter describes the masterplan proposal for the Bushwood site. It has been developed to address the following key design concepts in the masterplan: Green connections Walkable neighbourhoods Biodiversity and SUDS Community focus Sports, play and allotments Sustainable public transport Employment Landscape framework Regeneration and renewal benefits in the local context
Walkable local neighbourhoods Figure Local centres 1. Drawing within Title 5 minute walking distance to create walkable neighbourhoods Four distinct neighbourhoods linked along the primary public transport route characterise the new development. Planned as a walkable neighbourhood with easy access to local facilities, each is focused around a higher density core or local centre defined by a primary school, local shop, apartments and a bus stop. Landscape setting, character and features unique to each, give the four neighbourhoods their distinctive identity. community able to access the various services and facilities on offer at each centre. The movement framework benefits from a permeable block layout which integrates each of the neighbourhoods efficiently with direct pedestrian routes. The block layout offers high levels of surveillance of the public realm with pavements that are well overlooked and safe to use. Each neighbourhood will become a node for pedestrian journeys through the site with the local
Bushwood Masterplan: A Vision for Luton and Dunstable The detailed design of a pedestrian friendly public realm will ensure that all streets prioritise pedestrians and cyclists in a safe and attractive environment that promotes walking as a true alternative to car use for local trips. The local centre itself is celebrated as a public realm feature that creates an event along the main public transport corridor. This centre will become a focus for movement through the site, guiding pedestrians to the distinctive neighbourhoods and facilities beyond.
Community focus Figure The proposed 1. Drawing high Title street as a focus for community life The centrally located high street will define the heart of the new Bushwood community. It's position at the intersection of the primary vehicular route, the main bus-only route and Luton Road linking Caddington ensures that it benefits from a highly accessible and convenient location within the masterplan. The high street will form the focus of both the new residential community and the proposed employment area to the south east. It will be designed as a higher density mixed-use zone and will include a range of facilities to serve Bushwood such as a local supermarket, a restaurant and broad range of independent shops. Community facilities such as a library, community hall and health care facilities will also be accommodated on the high street to reinforce its neighbourhood function and character. A community cricket pitch will be located in a landscape setting on the western end of the high street to further reinforce this community hub, as will the new Academy School, a combined lower and middle school and the nearby multifunctional Sports Village.
A small amount of housing will be included on the high street to maintain a continuity of activity by day and night, ensuring that the community focus remains vibrant, lively and safe. The high street is intended to be a focus of pride for the new Bushwood community. As such, it will benefit from a high quality public realm, creating a pleasant and attractive pedestrian environment. Bushwood Masterplan: A Vision for Luton and Dunstable
Sustainable public transport Figure Proposed 1. Drawing bus priority Title route with accessible bus stops on the route The proposal benefits from a highly accessible and integrated public transport system. A Park and Ride is proposed at the northern-most part of the site. The Luton Dunstable guided bus route runs along this northern edge providing excellent access to both towns. Three new local bus routes are proposed. Each of these start at the Park and Ride and will link: The P&R, the community stadium, residential and industrial areas along Hatters Way (A5065) and Luton town centre The P&R, the community stadium, the new residential neighbourhood through a bus-only route, residential areas abutting Farley Hill (B4540) and Luton town centre The P&R, the Football stadium, the new residential neighbourhood proposed employment uses through a bus-only route, Slip End and via Newlands Road to Capability Green, East Luton and London Luton Airport.
Within the new development, bus stops will be frequently located, ensuring that all homes and jobs are within a 5 minute walk. The proposed development will not only improve the bus network in the area through the provision of new routes but will also increase the viability of the existing public transport provision through greater patronage. Bushwood Masterplan: A Vision for Luton and Dunstable
Landscape Framework The landscape framework shows how the various different parts of the existing and new landscape contribute to local character and create a strong sense of place for the scheme. As well as providing an attractive setting for the development, this structure provides a strong framework for the open space strategy with improved physical and ecological links between Luton and its surrounding countryside. The site's landscape and topography provide the basis from which the landscape framework has been developed through the design stages. Local landscape character in particular has provided a strong narrative for the masterplan with existing hedgerows, lanes and woodland providing key routes and focal points through the development. A park along the sites western edge will create an attractive setting for the new development, this park creates a sensitive response to both the Chilterns AONB and Caddington. This park spills out into the development in the form of a series of green corridors which follow the site's natural topography. These greenways provide further linkages creating a continuous network of open space. This multi-functional landscape provides numerous
Bushwood Masterplan: A Vision for Luton and Dunstable opportunities for sport and recreation, sustainable food production, and flood alleviation. Key features include: A new community park at the heart of the scheme centrally located and accessible through a number of greenways, the park provides a focus for sport and recreation, whether active or passive, educational or wildlife focused. A village green at the centre of the park provides a community focus for both new and existing residents A series of neighbourhood greens and pocket parks located within the Greenways provide opportunities for play provision, allotments and SUDs. Improved access to Stockwood Country Park Reinforcing the existing landscape structure through new and enhanced woodland and hedgerows, grassland and amenity grassland. New ecology area alongside AONB provides a sensitive setting to the AONB and valuable wildlife habitat. An enhanced woodland and wetland buffer along the site's eastern boundary screens the M1, providing an acoustic and visual buffer, and attenuates stormwater. An improved network of footpaths, cycleways and bridleways.
Green connections The scheme includes a number of green connections which improve connectivity with Luton and the wider countryside and help to reduce traffic congestion. In addition to this footpaths, cycleways and bridleways encourage active travel and provide recreational and leisure opportunities. These routes will predominantly be located within the open space network allowing for safe, sustainable and healthy travel. Footpaths A network of public footpaths including a number of existing Public Rights of Way will provide access throughout the scheme and surrounding areas. Routes have been chosen to maximise access to existing settlements and open spaces and will form part of a 'safe routes to school' initiative.
Bushwood Masterplan: A Vision for Luton and Dunstable Cycle Two primary cycle routes will provide access through the centre of the scheme providing a northsouth connection between Dunstable and Slip End, and an east-west link over the M1 from Luton to Caddington. These routes have potential to link up with the Luton & South Beds Way (National Cycle Route) and provide a strategic connection to Luton Town. As well as providing an extension to the National Cycle Network they could form part of the proposed Green Cycle Grid. A number of secondary cycle routes make additional connections and link in with the Public Right of Way network. Bridleways Both Bedfordshire County Council and the Bedfordshire & Luton Strategic Green Infrastructure Plan (2007) identify the need to develop more opportunities for horse riding and to improve connectivity with the strategic cycle network. At present there are two bridleways along the site's western edge, however these are currently isolated from one another and from the rest of the network. A new stretch of bridleway will provide an important connection and provide continuous access between Caddington and the north of the site, with potential to link into Icknield Way. Since Public Bridleways can be used by walkers, horseriders and cyclists this will also represent a further improvement to the existing cycle and public right of way network.
Biodiversity and SUDs Ecological enhancement and a network of swales creating new wetland habitats The green infrastructure within and surrounding the development will include designs to encourage wildlife and create new habitats wherever possible. The intention is to create woodlands and buffer zones around existing habitats as well as green corridors. These greenways will provide opportunities to develop further ecological enhancements such as swales and provide an increase in connectivity which improves habitat viability and aids wildlife movement. In accordance with PPS9 the scheme includes mitigation for any loss of existing habitat as well as overall biodiversity gain through the enhancement of existing wildlife features and creation of new habitat types. These improvements will seek to target habitats and species identified in the local Biodiversity Action Plan. The masterplan retains large blocks of woodland and a number of key species rich hedgerows crossing the site. The area of higher landscape and ecological value to the north of the site will also be protected.
Bushwood Masterplan: A Vision for Luton and Dunstable A ecological enhancement area is proposed with the creation of a new area of chalk grassland to the west of Chaul End Road. Further enhancements to the site's biodiversity include woodland and wetland planting along the scheme's eastern boundary. 'Gappy' hedgerows will be reinforced with native species, improved grasslands will be created to encourage invertebrates. Additional green open space, allotments, landscaping and tree planting will provide further biodiversity gains. Planting regime and management techniques within the amenity grassland/ parkland will also provide a range of new habitats such as wildflower meadows, wooded copses and wetlands. As well as creating new habitats these spaces will provide opportunities for passive recreation and wildlife education with nature trails, outdoor classrooms and pond dipping.
Sports, play and allotments A variety of active and productive public open spaces are proposed across the site The scheme includes three main centres for sports facilities grouped together for ease of maintenance and management. The majority of sports provision is located within the Sports Hub adjacent to the Academy at the centre of the masterplan. Good access will be provided through public transport links as well as active forms of of travel such as walking and cycling. Facilities would include a sports hall, swimming pool, health & fitness centre, a Synthetic Turf Pitch, MUGAs, and playing fields providing for a wide range of activities including gaelic sports. Specialist facilities such as bowls, tennis and MUGA's will be located throughout the scheme and additional sports pitches within the community park and to the south of the site ensuring that all dwellings are within 850m of a playing field (FIT Guidance; 1.2km). Improved access along Luton Road will also allow residents to benefit from the athletics track in Stockwood Country Park.
Bushwood Masterplan: A Vision for Luton and Dunstable The masterplan also includes a designated area for Luton Town Rugby Club. This is located to the south of the site and separated by an area of parkland these open spaces will provide further separation between the new scheme and existing settlement at Slip End. There is considerable scope to co-locate sports facilities with the schools and Academy, as well as with Luton Town Rugby Club. The play strategy is strongly associated with both the landscape framework and urban form ensuring that play spaces are easily accessed and overlooked by surrounding houses. Each neighbourhood will have its own pocket park with a Neighbourhood Equipped Area of Play (NEAP) that provides a variety of opportunities for both formal and informal play including features such as MUGAs. These mini parks will be located within the Green Corridors that run through the site ensuring that all dwellings are within 600m of a NEAP. Locally Equipped Areas of Play (LEAP) will be provided within the smaller urban blocks. A Destination Playground will sit at the heart of the community within the main park. Easily accessible by public transport this new facility will cater for larger family groups, with a greater variety of equipment for children of all ages and abilities, access to car parking, a cafe and public toilets. The Community Park and other informal open spaces will create opportunities for more natural and imaginative forms of play with bike and nature trails as well as large expanses of open parkland for ball games and kite flying. Allotments and orchards are located both within Green Corridors and around the perimeter of the site ensuring all dwellings are within 1km of a site. These areas will provide opportunities for sustainable food production and quieter recreation.
Employment Figure 1. Drawing Title A range of employment uses are proposed. A 27.6Ha employment site is located in the southern part of the site. Visible from the motorway and easily accessible by public transport, the site provides an excellent location for new business uses. The High Street and local centres provide a range of jobs in the service and retail sectors. Schools, health care facilities and other community uses also create jobs for key workers. The fine grained landscape structure including allotments, hedgerows and SuDS provides a buffer to the residential neighbourhood and creates a rich setting, adding value to the new employment premises.
Bushwood Masterplan: A Vision for Luton and Dunstable The community stadium and conference facility to the north is another large employer within the site attracting a large employee base. 4800 new jobs 1400 new jobs from a range of community, education, retail and leisure uses 3400 new jobs created in 27.6Ha of B1 (a/b/c) Multiplier effect increases job base in the wider community
Sustainability Potential district combined heat and power distribution with neighbourhood plants A raised awareness of sustainable development has helped set more demanding standards for sustainable development within BREEAM and the Code for Sustainable Homes (DCLG 2006). This has established sustainable design principles as part of the mainstream. The approach at Bushwood is to take a holistic approach to sustainable development, one that takes into account resource use, living patterns, quality of life, health, education, play, community, and a reduction in the overall environmental footprint. This approach will help encourage sustainable lifestyles through a combination of sustainability measures. Development at this scale allows for the management and long term stewardship of site energy provision and infrastructure to be considered. Models such as Energy Service Companies (ESCO's) and Multi Utility Service Companies (MUSCo's) can be explored.
Bushwood Masterplan: A Vision for Luton and Dunstable Potential district Combined Heat and Power network The proposed mix of uses will generate a mixed pattern of energy demand for heating and electricity. The potential exists for local energy centres within each neighbourhood generating on site heat and power. Any CHP strategy would need to be flexible to future fuel supply constraints and for that reason the CHP plant would ideally be dual fuel to provide future scope to convert to bio-fuel as sources are identified. Passive Solar Gains The general layout of blocks within 30 degrees of a north - south orientation allows buildings to exploit passive solar gains. Facade design and shading from planting allows buildings to collect, store and distribute the sun's heat in winter, and block the sun during summer months. Solar Hot Water Solar water heating can be roof mounted and collect energy from the sun by panels that are piped directly to a hot storage device. Energy from the sun could in future be used on site to offset the energy required for providing domestic hot water. Photovoltaic Cells Photovoltaic panels can be roof mounted or an array can be distributed on facades to convert energy from the sun directly into electricity. When the solar panels are not producing enough energy to meet demand, grid electricity or district generated power would continue to make up the difference. If the solar panels are producing a surplus of electricity the additional energy can be sold back to the grid.
Local context: regeneration and renewal Public Transport Improvements and links with potential regeneration projects Bushwood will have a substantially positive impact on Luton and Dunstable. Parking to serve Park & Ride and potential Hospital parking Facilitate the Bury Park Regeneration Area Brache Sparta improvements Forward funding of Junction 10A improvements New and improved existing community facilities in Farley and Dallow areas and New Community Hub Enhanced facilities for Slip End, Caddington and Woodside Bus priority measures Local job opportunities Affordable/housing Barnfield South Academy link Links with Dunstable Town Centre Masterplan
Local context: green infrastructure Bushwood Masterplan: A Vision for Luton and Dunstable Green infrastructure links The development of Bushwood would make an important contribution to the South Bedfordshire Green Infrastructure by forging important links between existing green corridors to the west and south of Luton. These new greenways would complete a continuous belt of accessible green space around Luton's north, west and southern boundaries. There is also good potential for new access routes through this space linking into the National Cycle Route No.6 and Icknield Way. This would improve connectivity between new and existing settlements, the AONB to the west, new community stadium and Dunstable to the north, and Luton Town Centre, airport and Stockwood Country Park to the east. Major benefits include: Strategic link between existing green corridors Improved connectivity between urban Luton and its rural fringes (Incl. AONB) Enhanced recreational infrastructure for both Luton and rural communities Extension to national cycle network Promotion of active recreation / sustainable forms of travel Enhanced biodiversity resource
The Masterplan 1. Community stadium, hotel, conference centre 2. Dedicated public transport route 3. Lower and middle school 4. Neighbourhood centre 5. High street 6. Retirement village 7. Supermarket 8. Academy school 9. Sport Village - multiuse indoor facilities and swimming pool 10. Luton Town Rugby Club 11. New pedestrian and cycle bridge 12. Employment 13. Open space to include: parks. children's play, sports facilities, ecological landscape, allotments. 14. Park and ride 15. Landscape and habitat creation 16. High density housing 17. Retained woodland/ area of landscape value 18. Allotments 19. Luton Dunstable Busway 20. Disability Centre 21. Moorlands independent school
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