Comment

Representation ID: 10010

Received: 29/07/2022

Respondent: Wates Developments

Agent: Boyer

Wates supports the principle of proposed Policy HOU12. As indicated in our comments on draft Policy DS2, it is clear that the SA and other evidence base documents confirm the sustainability benefits of growth within the A421 transport corridor and provide strong support for a strategy of rail-centric development. Wates also agree that East West Rail presents a particular opportunity to create higher-density and walkable communities, which are less reliant on travel by private motor vehicle.
7.2 In this context, draft Policy HOU12 finds support in NPPF paragraph 73, which at part (a) requires the consideration of opportunities presented by existing or planned investment. Likewise, paragraph 73 part (b) requires that larger developments be of a scale that achieve the critical mass necessary sufficient to support services and employments opportunities, whilst also offering suitable connectivity to established settlements. This is indeed already occurring at Wixams, which is designated as a Key Service Centre.
7.3 Another justification for the overarching policy, as set out in the ‘South of Bedford Topic Paper’ (April 2022), is that it is necessary to provide a comprehensive approach to the ongoing renewal of Stewartby, Kempston Hardwick and Wixams. This necessitates the coordinated delivery of new infrastructure improvements to road and rail networks (as detailed previously in these representations). Such an approach aligns with the requirements of NPPF paragraphs 11(a), 20, 22 and 73 specifically, and NPPF Section 9 more broadly.
7.4 Draft Policy HOU12 also provides a coordinating framework to enable environmentally led regeneration, through the Forest of Marston Vale. This is necessary to provide an effective response to green / blue infrastructure constraints and opportunities in the area. For example, the watercourses and lakes within the Stewartby and Kempston Hardwick area (a legacy of historic brickmaking) have the latent potential to promote regeneration, address surface water flooding issues and promote strategic biodiversity enhancements. This is supported by NPPF Sections 14 and 15.
7.5 Whilst Wates supports the overarching principle of Policy HOU12, a number of points regarding the detail of the policy, as well as the supporting text and relevant evidence base document. Wates therefore objects to the policy as presently worded but considers that the policy can be made sound through appropriate modifications.