POLICY LL3: BRIDGE MEADOW AND CANAL QUARTER
The Neighbourhood Plan identifies Bridge Meadow/Canal Quarter, as shown on the Policies Map, for the purpose of managing proposals for retail, leisure, commercial, housing and other forms of development. Development and redevelopment proposals should demonstrate how they have responded to the principles set out in the Leighton Linslade Wider Town Centre Spatial Framework (Appendix A) as they relate to Bridge Meadow/Canal Quarter (Cluster Three).
- For the area to the south of Leighton Road, a comprehensive site redevelopment masterplan is encouraged. Proposals which demonstrate an integrated mix of uses in this location, to benefit the local community will be supported. This may include leisure or sports facilities, a care home or health hub. Uses across the site which are not heavily car dominated will also be supported as will proposals which seek to promote the waterside setting through the inclusion of the provision of a food and drink offer, such as family style pub, café or restaurant.
- Residential development throughout the Bridge Meadow/Canal Quarter should be designed with properties fronting onto the river or the canal to capitalise on this attractive location whilst safeguarding access to the towpath, improving permeability and preserving the openness of the setting. As such, building heights at Bridge Meadow/ Canal Quarter should not exceed four storeys.
- Due to flood risk, the south-east area of the land south of Leighton Road must be preserved as green infrastructure, complementing the enhancement of the River Ouzel. All other development on the site should be responsive to flood risk and allow for the areas potential to flood. This must include appropriate mitigation measures for development and to prevent pollution of the river as well opportunities to reduce the existing surface flood risk on site, to store flood water and help reduce flood risk elsewhere.
- Any development within Bridge Meadow/Canal Quarter must demonstrate how it protects and enhances both the river and canal corridors including access routes, as part of a wider Green & Blue Infrastructure network, in a safe and attractive setting.
- All proposals should:
- respond positively to the waterside setting of the immediate area in their design and layout,
- enhance the waterways of river Ouzel and Grand Union Canal as community and biodiversity assets,
- maximise opportunities to strengthen active travel connections between Leighton Buzzard and Linslade including routes alongside and over the canal and river, including proposed Green Wheel routes, links identified in the Local Cycling and Walking Infrastructure Plans and improving access to the Town Centre and to local green spaces, and facilitate bus or Digital Demand Responsive Travel use into and through the area.
- respond to and enhance the heritage of the area, with careful consideration of local architectural styles, building forms and taking the opportunity to promote the history of the canal in this area.
This policy covers the areas north and south of Leighton Road bounded to the east and west by the Grand Union Canal and the River Ouzel, around 700m to the east of Leighton Buzzard Railway Station.
Whilst it is expected that proposals to the north of Leighton Road may come forward piecemeal, over the longer term as changes of use come forward in response to changes in shopping habits and/or big box retail provision, the land to the south of Leighton Road (known as Bridge Meadow) has long been envisaged as a comprehensive scheme ( see CBC Land at Bridge Meadow Development Brief 2012)
The waterside setting has been considered as lacking the profile it deserves. The Grand Union Canal, which links London to Birmingham, and is the longest canal in the country, is well used and supported as a recreational feature through the town but could be better showcased and celebrated, both for its biodiversity and in recognition of its part of the heritage of the town as part of the natural environment as well as its role within the built environment.
The Development Brief has been used to inform the identification of three areas at Bridge Meadow, to the South of Leighton Road, as follows:
Area 1 – Commercial, Retail, and Waterside: This area features Lombard House, a four-storey office building with car parking, a Victorian paint shop building, and Grade II Listed Grand Union House along Leighton Road. A two-storey brick building and open storage space are located at the rear. The land has several freehold and leasehold interests.
Area 2 – Jewsons and Retail Area: This area includes buildings along Leighton Road, such as a gym, a Jewsons retail/ trade counter, a petrol station and a GP surgery alongside single and two-storey industrial units. The rear of the area is occupied by Jewsons, with additional industrial sheds and hardstanding space.
Area 3 – Residential and Storage: currently occupied, this land contains mobile homes and storage for fairground vehicles. There are also several sheds, with the southern part overgrown with vegetation.
The land immediately adjacent to these areas is owned by the Greensand Trust. Developers are encouraged to engage with the Greensand Trust to discuss the opportunities for use of this land to enhance the Green and Blue Infrastructure network locally as part of their proposals, including potential Biodiversity Net Gain proposals.
The area to the southeast of Bridge Meadow is prone to flooding, which the policy addresses. Given the concerns expressed by the community to the flood risk on site, it is recommended that any development proposals include visible flood mitigation measures.
In addition, land at Bridge Meadow/Canal Quarter lies close to a primary river upstream of the Nares Gladley Marsh Site of Special Scientific Interest. As such this SSSI is highly sensitive to water quality changes and water quantity changes. Development proposals shall demonstrate compliance with Central Bedfordshire Local Plan water-quality policies, the use of Sustainable Drainage Systems (SuDS) and other pollution-prevention measures and adherence to Environment Agency guidance requiring minimum 8m buffer from flood defences or embankments.
To see the full Leighton-Linslade Neighbourhood Plan Policy Map, or to find instructions about how to use our interactive maps, please visit our Policy Map page.