Question 5
Staploe, Duloe and Honeydon will not be able to support 5000 houses!!! These hamlets (not urban) dont have a gas supply, are not connected to the mains sewage. Honeydon is only supplied with a 100KVA power supply which typfies the area. Given the Brown option and its proximity to St Neots (less than a mile), I have today now notified the residents of St Neots via social media groups of your plan (20K members) to build on their doorstep. The Major of St Neots has stated: "it must be a concern that St Neots will have to take the burden from a housing development in which all of the CIL money will go elsewhere" If you intend to proceed with this option, please expect a backlash from not only the people from these three hamlets, but also the residents of St Neots. Feedback on social media groups have been incredibly angry! Despite being less than 1 mile away, the proposed development outside St Neots under Brown option has not been divulged with anyone from St Neots, including Councils, Major and local population. Well as of the 28th August 2020, I made my personal mission to the let as many people know and build opposition
Brown - Urban based growth Commenting on the extension to St. Neots: • The area shown on the map appears to cover the parish of Staploe, Duloe and Honeydon. This is an area of fertile farmland interspersed with small rural villages. • This is not an urban or brownfield area at all. • The A1 provides a physical barrier between the town of St. Neots and rural Bedfordshire. Any development in Bedfordshire close to the A1 would be blighted by the significant noise and air pollution that the traffic on the road causes. • There is no infrastructure in the area: o Roads. The roads are narrow, minor and rural. They are unsuitable even for the current low level of heavy goods vehicles (mostly farming related) and are dangerous for cyclists and pedestrians. They receive little, if any, investment for maintenance and upgrade to modern standards. There are no roads suitable for any developments in the area. o Public Transport. There is no public transport in the area, other than one bus each Thursday allowing a 2 hour visit the St. Neots on market day. o Schools. There are no schools in the area. Children are transported by bus or private transport to other Bedfordshire villages and towns, e.g. secondary schools at Sandy and Sharnbrook, so children experience up to a 45 minute journey to school, twice a day. There is insufficient capacity in the existing Bedfordshire schools at all levels to support even limited development in the area. o Some children use schools in St. Neots. Given the significant developments already taking place in St. Neots, where additional schools are being, and are planned to be, built, there is no capacity for any additional children from any development in Bedfordshire. o Medical facilities. There are no doctors surgeries or pharmacies in the area. The nearest in Eaton Socon is already totally overwhelmed with a 3 week wait for appointments, so many people travel to use acceptable facilities further afield (e.g. Great Staughton, Kimbolton) o Post Offices. There are no post offices in the area. The nearest is in Eaton Socon. o Shops, pubs and other facilities. There are no shops, pubs and other facilities in the area. The nearest are in Eaton Socon/St. Neots. o Any new development in this part of Bedfordshire would either have to rely on existing facilities in St. Neots, which are wholly insufficient to cater for the increased demand, or would have to include complete new infrastructure, services and facilities in the development. Bedford Borough Council stated Pros – advantages: • The area is situated 13 miles from Bedford and will receive no support from services, facilities and businesses in Bedford town centre. This is not an advantage. • This is not an urban area – it is totally rural and has no infrastructure to support development. Residents almost exclusively use private transport. There is therefore no potential for residents to make sustainable travel choices (walking, cycling and public transport). This is not an advantage. • As there is effectively no public transport in the area, any development would require a significant investment for public transport to become viable. This is not an advantage. • The land in the area is not brownfield, nor is it underused. It is fertile farming land that supports a broad environmental diversity including some of the rarest species in the UK. This is not an advantage. • Growth in this area would require significant investment in infrastructure and services, far in excess of making use of, or expanding those in, or adjacent to, existing urban areas. This is not an advantage. • There are very limited employment uses in the area and there would have to be significant investment in infrastructure, direct business creation and associated retail and leisure to create viable opportunities. This is not an advantage. Other identified Pros – advantages: • None Bedford Borough Council stated Cons – disadvantages: • Growth in the area would be adjacent to St. Neots and beside the A1. Properties would be blighted by the noise and pollution from the road, especially if capacity increases in the future. Fertile farming land would be lost and growth would impinge on existing villages. This is a disadvantage. • Very high density schemes would be totally out of character and would negatively affect local distinctiveness. They would create noise and air pollution in an area of peace and clean environment. This is a disadvantage. • Growth would totally overstretch existing services and facilities in adjacent St. Neots and the existing local infrastructure would be totally overwhelmed. This is a disadvantage. • It is not known if St. Neots would support expansion in Bedford Borough adjacent to St. Neots, but given the existing total lack of infrastructure, services and facilities and the reliance that would be placed on St. Neots for these, it is unlikely that St. Neots would support this proposal. In fact it is absolutely surprising that such a proposal even be made without Bedford Borough Council apparently having the knowledge of St. Neots’ view on this! This is a disadvantage. • As noted under “Pros- advantages” above, there are no advantages to this proposal, so this rural location would not miss out on any perceived benefits associated with growth. • There are no details provided in terms of site sizes, so it is not possible to comment on whether restricted site sizes can restrict scheme options and opportunities to mitigate risk for investors. • Any development in this area will cause poor quality air issues. This is a disadvantage. Other locally identified Cons – disadvantages: • A high pressure gas line runs through the area that will limit development potential. This is a disadvantage. • Without significant investment in infrastructure, development in this area will encourage car use and create resulting levels of pollution. This is a disadvantage. • Development would require improved connections into existing urban areas in order to access facilities. This is a disadvantage. • Strategic-scale growth would have a huge visual impact on local landscapes. This is a disadvantage. • It would take a long time to plan and build a new settlement in this area, leading to short to medium-term housing supply shortages. This is a disadvantage. • Development would lead to an adverse impact on local landscapes, loss of agricultural land and countryside. This is a disadvantage. • Significant new infrastructure would be required to accommodate growth. This is a disadvantage. • Development would lead to a loss of green environment and biodiversity. As examples, the area currently supports the following: o The extremely rare Bath Asparagus, found only in two locations in the UK - this area and Bath. o Water voles, one of the 10 rarest mammals in the UK. o A large population of sky larks. o Barn owls and Little owls o Kingfishers o Large populations of buzzards and red tailed kites. o Roosting bats o Great crested newts. Development in this area would destroy many of the habitats enjoyed by these species. This is a disadvantage. • Due to the prevailing South Westerly winds and open countryside, the area enjoys clean fresh air. Development would lead to pollution of this clean air. This is a disadvantage. • There are no opportunities for employment in the area. Residents of a new settlement would have to travel for employment, which without a major investment in public transport, would be by car, increasing car use. Should residents work in London they would have to travel to either St Neots station or a new East-West rail station wherever that may be situated. The station carpark at St Neots is already full at 9am and has no capacity for residents from a new development in Bedfordshire adjacent to St Neots. Travel to these stations would again be by car, again increasing car use. This is a disadvantage.
Brown - Urban based growth Commenting on the extension to St. Neots: • The area shown on the map appears to cover the parish of Staploe, Duloe and Honeydon. This is an area of fertile farmland interspersed with small rural villages. • This is not an urban or brownfield area at all. • The A1 provides a physical barrier between the town of St. Neots and rural Bedfordshire. Any development in Bedfordshire close to the A1 would be blighted by the significant noise and air pollution that the traffic on the road causes. • There is no infrastructure in the area: o Roads. The roads are narrow, minor and rural. They are unsuitable even for the current low level of heavy goods vehicles (mostly farming related) and are dangerous for cyclists and pedestrians. They receive little, if any, investment for maintenance and upgrade to modern standards. There are no roads suitable for any developments in the area. o Public Transport. There is no public transport in the area, other than one bus each Thursday allowing a 2 hour visit the St. Neots on market day. o Schools. There are no schools in the area. Children are transported by bus or private transport to other Bedfordshire villages and towns, e.g. secondary schools at Sandy and Sharnbrook, so children experience up to a 45 minute journey to school, twice a day. There is insufficient capacity in the existing Bedfordshire schools at all levels to support even limited development in the area. o Some children use schools in St. Neots. Given the significant developments already taking place in St. Neots, where additional schools are being, and are planned to be, built, there is no capacity for any additional children from any development in Bedfordshire. o Medical facilities. There are no doctors surgeries or pharmacies in the area. The nearest in Eaton Socon is already totally overwhelmed with a 3 week wait for appointments, so many people travel to use acceptable facilities further afield (e.g. Great Staughton, Kimbolton) o Post Offices. There are no post offices in the area. The nearest is in Eaton Socon. o Shops, pubs and other facilities. There are no shops, pubs and other facilities in the area. The nearest are in Eaton Socon/St. Neots. o Any new development in this part of Bedfordshire would either have to rely on existing facilities in St. Neots, which are wholly insufficient to cater for the increased demand, or would have to include complete new infrastructure, services and facilities in the development. Bedford Borough Council stated Pros – advantages: • The area is situated 13 miles from Bedford and will receive no support from services, facilities and businesses in Bedford town centre. This is not an advantage. • This is not an urban area – it is totally rural and has no infrastructure to support development. Residents almost exclusively use private transport. There is therefore no potential for residents to make sustainable travel choices (walking, cycling and public transport). This is not an advantage. • As there is effectively no public transport in the area, any development would require a significant investment for public transport to become viable. This is not an advantage. • The land in the area is not brownfield, nor is it underused. It is fertile farming land that supports a broad environmental diversity including some of the rarest species in the UK. This is not an advantage. • Growth in this area would require significant investment in infrastructure and services, far in excess of making use of, or expanding those in, or adjacent to, existing urban areas. This is not an advantage. • There are very limited employment uses in the area and there would have to be significant investment in infrastructure, direct business creation and associated retail and leisure to create viable opportunities. This is not an advantage. Other identified Pros – advantages: • None Bedford Borough Council stated Cons – disadvantages: • Growth in the area would be adjacent to St. Neots and beside the A1. Properties would be blighted by the noise and pollution from the road, especially if capacity increases in the future. Fertile farming land would be lost and growth would impinge on existing villages. This is a disadvantage. • Very high density schemes would be totally out of character and would negatively affect local distinctiveness. They would create noise and air pollution in an area of peace and clean environment. This is a disadvantage. • Growth would totally overstretch existing services and facilities in adjacent St. Neots and the existing local infrastructure would be totally overwhelmed. This is a disadvantage. • It is not known if St. Neots would support expansion in Bedford Borough adjacent to St. Neots, but given the existing total lack of infrastructure, services and facilities and the reliance that would be placed on St. Neots for these, it is unlikely that St. Neots would support this proposal. In fact it is absolutely surprising that such a proposal even be made without Bedford Borough Council apparently having the knowledge of St. Neots’ view on this! This is a disadvantage. • As noted under “Pros- advantages” above, there are no advantages to this proposal, so this rural location would not miss out on any perceived benefits associated with growth. • There are no details provided in terms of site sizes, so it is not possible to comment on whether restricted site sizes can restrict scheme options and opportunities to mitigate risk for investors. • Any development in this area will cause poor quality air issues. This is a disadvantage. Other locally identified Cons – disadvantages: • A high pressure gas line runs through the area that will limit development potential. This is a disadvantage. • Without significant investment in infrastructure, development in this area will encourage car use and create resulting levels of pollution. This is a disadvantage. • Development would require improved connections into existing urban areas in order to access facilities. This is a disadvantage. • Strategic-scale growth would have a huge visual impact on local landscapes. This is a disadvantage. • It would take a long time to plan and build a new settlement in this area, leading to short to medium-term housing supply shortages. This is a disadvantage. • Development would lead to an adverse impact on local landscapes, loss of agricultural land and countryside. This is a disadvantage. • Significant new infrastructure would be required to accommodate growth. This is a disadvantage. • Development would lead to a loss of green environment and biodiversity. As examples, the area currently supports the following: o The extremely rare Bath Asparagus, found only in two locations in the UK - this area and Bath. o Water voles, one of the 10 rarest mammals in the UK. o A large population of sky larks. o Barn owls and Little owls o Kingfishers o Large populations of buzzards and red tailed kites. o Roosting bats o Great crested newts. Development in this area would destroy many of the habitats enjoyed by these species. This is a disadvantage. • Due to the prevailing South Westerly winds and open countryside, the area enjoys clean fresh air. Development would lead to pollution of this clean air. This is a disadvantage. • There are no opportunities for employment in the area. Residents of a new settlement would have to travel for employment, which without a major investment in public transport, would be by car, increasing car use. Should residents work in London they would have to travel to either St Neots station or a new East-West rail station wherever that may be situated. The station carpark at St Neots is already full at 9am and has no capacity for residents from a new development in Bedfordshire adjacent to St Neots. Travel to these stations would again be by car, again increasing car use. This is a disadvantage
The M1, A421 and A1 are just chaotic and accident prone. However, the more roadspace you build the more houses you will attract. I'd like to see a proper way to travel by cycle, e-scooter etc. This is the only infrastructure that should be supported. I read recently in the local paper that 33% of people in Bedford do no walking at all. This is leading to a health crisis. One way to alleviate this is to provide proper places to walk, such as with tree lined streets, proper footpaths that are well lit and local exercise parks in every community. I'd like to see everyone have the option to travel by foot to where they want to go, in like with the philosophy of the Blue Zones project https://www.bluezones.com/blue-zones-results-albert-lea-mn/#section-2
Education, health, good transport links, small/local retail facilities and open space/leisure use.
Better bus services.
Good cycling facilities (proper bike lanes, secure bike parking) Good quality green open spaces such as country parks Local services including doctors, dentists, primary schools and shops When regenerating, please consider how the area can be used to support local start-ups and community groups in its temporary state by providing low or no rent spaces.
Good cycling facilities (proper bike lanes, secure bike parking) Good quality green open spaces such as country parks Local services including doctors, dentists, primary schools and shops When regenerating, please consider how the area can be used to support local start-ups and community groups in its temporary state by providing low or no rent spaces.
• Public transport. • Park and ride schemes. • Roads built to a modern standards and maintained, along with traffic calming and average speed cameras through villages and urban areas. • Safe cycling and walking routes. • Primary and Secondary schools. • Doctors and pharmacies. • Superfast broadband to all properties. • District Heating (e.g. as described in my Q4 Yellow option response – in the Wootton/Kempston area use of the BMK Waterway for pipework from the Rookery South Energy Recovery Facility to new housing developments). • The BMK Waterway Park – bringing blue-green environmental infrastructure to developments and business and tourism directly into the heart of Bedford town centre.
Local retail , small supermarkets etc. Leisure facilities Hall for community groups Playgrounds Schools Nursery Public transport Cycle and walking routes within development and to nearby towns and outdoor space Medical Broadband sports fields and changing facilities mixture of outdoor space with varied ecology
See my comments on Question 4 above. Any new roads to accommodate settlements north of Bedford which are necessary would need to address the need for electric cars, as petrol and diesel cars are phased out.
Roads should be a priority, but not the only infrastructure. The Borough should focus on developing safe cycle routes into the centre of town, particularly from local villages. Work is also needed to develop access to the transport hubs, particularly Bedford station, where (pre-Covid) parking was a significant problem. A 'parkway' facility should be developed, probably at Wixhams, to relieve congestion in the town centre around the station.
The improvements to the A428 should be enough of an infrastructure improvement, given that there is likely to be less commuter traffic as working from home continues to increase.
Cycle lanes to avoid road pinch points. Provision for local community involvement such as a building that can be used for a range of uses - play groups, faith groups, youth groups, evening entertainment eg films or bingo. I am assuming that, depending on the number of dwellings, there would already be provision for a local primary school, medical centre.
Development along the A421 corridor would be the most cost effective area for development. The area is already well served by road and rail. A station near the Interchange Shopping outlet and the existing Park and Ride Carpark could provide a link to Bedford Midland Mainline Station and the town centre. New cycle paths are essential, particularly if electric scooters can be encouraged, like Milton Keynes, as an alternative to using cars.
Build the railway station at Wixams with north-south and east-west connectivity so that the rail link ties in with the A421 road link.
The following priorities for East Northamptonshire Council should be noted: • Upgrades to the A6, particularly if new development is proposed at one or more of the potential new settlements (red option), or if new urban focused growth is to come forward as an extension to Rushden (brown option); • Delivery of a new rail station, either at Sharnbrook (red option) or Wymington (brown option); in addition consideration should be given to the opportunity for park and ride to serve the wider area; • Delivery of enhanced green infrastructure connections between the rural hinterland of the Borough and the local Rushden/ Souldrop green infrastructure corridor (North Northamptonshire Joint Core Strategy 2011-2031, Figure 17/ Policy 19).
As per my previous answer, but underground homes should be built in robotic factories in a precast prefabricated form to make them more affordable and as the crops would be grown on the ground above the dwelling the price of development land would further reduce the price of the home. This could result in the birth of a whole new industry that could be exported around the Globe resulting in more employment in Bedford.
We consider that the most critical infrastructure which needs to be incorporated within new developments are:- • Roads; • Education provision; • Health Facilities; and • Designated Cycle and Pedestrian Routes. In addition to the above, we consider that all developments (both housing and employment) should look to enhance sustainability measures and look to address the issue of climate changes by introducing ECV points as a matter of course as well as exploring the wider use of renewable solutions including solar and wind.
Building homes near good public transport connections to encourage public transport uptake which will contribute to protecting the environment and ease traffic congestion as well as promoting economic growth. I strongly support plans to build the East-West railway route. We also need to continue to protect train services into London from Bedford. However, transport connections do need to include good road systems as not it is not always feasible or desirable for various reasons to make all journeys on public transport. Furthermore, with the increase in electric cars, they will be more environmentally friendly. Climate change – as we are planning for potentially 26,000 new dwellings by 2040 the way in which they are built should minimise carbon dioxide emissions and have other good green credentials. I would support all new homes being built with solar panels. This can form part of the renewable energy strategy rather than relying too heavily on wind turbines which are an ugly eyesore on countryside. Not building on flood plains – as Climate change experts predict more extreme wet weather. Cycle lanes that are solely for cycles, or the latest electric ‘stand-up’ scooters use and not mixed pedestrian / cycle usage and cycle lanes away from roads. A combination of cycles / scooters and pedestrians or cycles / scooters and cars, create high health and safety risks when all sharing the same space. Expanding electronic communications networks, including next generation mobile technology (such as 5G) and full fibre broadband connections, including for rural areas. Services and goods from both private and public sector are increasingly moving on-line so this is really important. There should also be good infrastructure to support good telecommunication / phone connection including in rural areas. Development should be built with space allocated for green areas or nearby access to existing green areas, which has been found to be important for good mental health. The green space should include quotas for trees to manage climate change Public services should be available locally, in particular schools, healthcare and social care. We should not expecting residents to travel outside their own town / district to accesses these services.
• Public transport. • Park and ride schemes. • Roads built to a modern standards and maintained, along with traffic calming and average speed cameras through villages and urban areas. • Safe cycling and walking routes. • Primary and Secondary schools. • Doctors and pharmacies. • Superfast broadband to all properties. • District Heating (e.g. as described in my Q4 Yellow option response – in the Wootton/Kempston area use of the BMK Waterway for pipework from the Rookery South Energy Recovery Facility to new housing developments). • The BMK Waterway Park – bringing blue-green environmental infrastructure to developments and business and tourism directly into the heart of Bedford town centre.
As per the answer to question 4 - road infrastructure, water and electricity supply as well as GPs, schools and recreational facilities need to be improved before any building is started. With more people working from home after the Covid 19 pandemic thought needs to be given to the broadband speed in residential properties.
The provision of affordable housing is crucial, so there is need for a tight rein on developers, who always prefer to provide high-priced housing. Please encourage council building or housing societies, rather than huge estates. It is also necessary for the council to hold developers to the provision of open spaces and facilities such as schools, doctors' surgeries, leisure etc.
schools, hospitals / medical facilities (surgeries, walk in clinics, etc), road/rail, social care facilities, leisure, broadband, etc.
Schools, Health Centres, Public Transport, Cycle Ways, District Heating Systems, Local Shops, Local Green Spaces,
All roads should be built with segregated cycle tracks to encourage cycling. Services including health centres, schools, shops, recreational facilities need to be built into developments from the start to avoid unnecessary strain on any current facilities.
All roads should be built with segregated cycle tracks to encourage cycling. Services including health centres, schools, shops, recreational facilities need to be built into developments from the start to avoid unnecessary strain on any current facilities.
All development proposals will be expected to require connections to the public water supply and sewerage networks including the potential need for mitigation to supply water and drain sites effectively. Dependant upon the scale and location of development there may also be a need for further investment by Anglian Water at receiving water recycling centres or within the sewerage network to accommodate additional foul flows from development. In relation to surface water management we would recommend that all sites incorporate the use of effective Sustainable Drainage Systems as part of the design process which can reduce surface water and sewer flooding and has wider community and environmental benefits e.g. water quality enhancement. There is also a need to promote increased use of water efficiency/re-use measures to reduce the impact on existing water resources and which would have wider environmental and community benefits. Please also see our comments in relation to the development of Water Smart Communities (questions 9 and 10)
In light of the experience of significant developments within the parish, Wootton Parish Council considers the following infrastructure is key in the delivery of growth in the Borough: Education provision; Roads and infrastructure in place to ensure sufficient off-street parking; and Health Facilities. Whilst, we are aware that the level of car parking provided for all developments is determined by the Adopted Parking Standards, our experience in the parish with new developments is that the level of off-street parking is not sufficient, increasing the pressure upon parking on the highway which prejudices both vehicular and pedestrian safety and is to the detriment of the residential environment. We consider that Bedford Borough Council should as part of the preparation of this new Local Plan look to review parking standards in order to avoid the dominance of cars being parked on the highway.
East West Rail but should have been selected south of Borough, with a spur into town for those wishing to stop at Bedford. Medical facilities for all new housing, compulsory S106/CIL arrangements added to all planning applications to provide adequate (or higher) standards of medical care. Over 2,000 homes should trigger a new surgery.