Object

Plan for submission evidence base

Representation ID: 10259

Received: 29/07/2022

Respondent: J C Gill Developments Ltd

Agent: Optimis Consulting

Legally compliant? Yes

Sound? No

Duty to co-operate? Yes

Representation Summary:

Settlement Assessment – Brick Kiln Field, off Butler Road, Ravensden
Situated in the northern section of the administrative area, Ravensden comprises an established rural settlement. Despite its size, the settlement benefits from good public transport links to Bedford and surrounding settlements, a village hall, public house, corner shop, church, primary school and recreational space. Appendix 4 of the Settlement Hierarchy (2030) with Addendum (2022), that support the emerging Local Plan, categorises the settlement as a Group 3 village with a score of 28. It therefore benefits from a higher score than some of the settlements identified for draft allocations in the plan such as Gibraltar Corner, which scores only 8 in the Settlement Hierarchy.
The current level of housing provision allocated in Ravensden does not support the range of services presently available. In order to maintain these services, additional rural residential development would be beneficial in providing additional investment and economic support. On this basis, It is also important to note the value of development in this location in supporting the rural economy in line with the National Planning Policy Framework. Paragraph 84 notes that planning policies and decisions should enable “sustainable growth and expansion of all types of business in rural areas” and “the retention and development of accessible local services and community facilities, such as local shops, meeting places, sports venues, open space, cultural buildings, public houses and places of worship”. As such, there is clear benefits to the provision of proportionate residential development in Ravensden which will aid in bolstering the existing economy, making full use of the sustainable services available in the settlement.
Whilst the settlement of Ravensden is small and covers several clusters of development, it is in a strategic location regarding its connections to Bedford. The village is situated less than 1km away from the urban boundary of Bedford and, therefore, benefits from good access to the wide range of services, facilities and transport links available in this area. The presence of services within the village and its proximity to Bedford Town, make it a unique locations for the delivery of sustainable rural development.
The Proposed Allocation
Site Details
The site is located off Butler Road at the crossroads onto Bedford Road, Ravensden. The surrounding area comprises of built form on three sides, two of which are residential. Beyond the built form on its northern boundary, the site abuts a green field site. Access to the site is currently gained off Butler Road. The site has not previously been promoted for inclusion in the Local Plan. The satellite location plan of the site is shown in figure 1 below and the site identification plan is available in appendix 1.
[See attached for plan]
Bedford Road (B660) sits less than 50m from the site’s entrance and runs south in to Bedford Town, reaching its boundary in 4 minutes. The site is located next to a bus stop that services routes to Bedford, Kimbolton and Pertenhall.
The site comprises of an open field lined by trees and hedgerows on three of its boundaries and a fence on either side of its entrance off Butler Road. The site is located in Flood Zone 1 and a Grade II listed building sits to the east of the site comprising the Old White Lion. The site sits outside the Settlement Policy Area for Ravensden and is not included the adopted policy map for the settlement.
Site Assessment
Optimis propose that Brick Kiln Field, off Butler Road, Ravensden be allocated for residential development. The site has not previously been considered as part of the Bedford Borough Local Plan but presents a logical development opportunity for rural housing located within a residential cluster associated with the settlement of Ravensden.
Whilst the site is currently located outside the Settlement Policy Area, it presents a logical expansion to the built form of Ravensden, well located to existing development on three sides. Through the creation of a strong boundary on the north western edge the site could be contained, and any future development could easily be incorporated in to the existing pattern of development.
As discussed above Ravensden comprises a sustainable rural settlement with unique access to surrounding Group 1 and primary service centres. It is therefore concluded that development in this location provides an opportunity to not only support the existing services within the settlement, thereby enhancing the rural economy, but also delivering increased economic support to existing services further afield.
It is acknowledged that a Grade ll Listed building is located to the east of the site on the corner of Bedford Road and Oldways Road. However, the site’s position to the rear of development on Butler Road and Bedford Road mean there is no clear sight lines or relationship between it and the listed building. As such, the development of this site is not considered to give rise to any impacts on the setting or appearance of this building.
The site does not present any technical constraint and is therefore a logical and sustainable site for the allocation of rural homes within the emerging Local Plan.
The suggested Policy wording is as follows:
Policy x – Brick Kiln Field, off Butler Road, Ravensden
Brick Kiln Field, off Butler Road, Ravensden will be developed for residential use to deliver housing. Key principle for development:
i. Provision of a range of housing types and sizes.
ii. Provision of a Sustainable Urban Drainage Scheme
iii. Submission of a biodiversity report with appropriate mitigation and enhancements.
iv. Provision of a landscaping and tree planting scheme within the site and along site boundaries to reduce the impact of the development on the wider open countryside
Figure 3. Proposed Allocation Wording (Authors Own)
Conclusion
It is considered that the emerging Local Plan 2040 and the proposed distribution of housing within it presents an over-reliance on substantial strategic site’s and new settlements. The potential of smaller sustainable settlements throughout the borough in meeting housing need has been overlooked in favour of this, having extensive implications on the timescales for housing delivery throughout the plan period.
Ravensden demonstrates a logical location for development, comprising a range of services and facilities that would benefit from additional economic support. The settlement is also sustainably located amongst other key sustainable settlements. The site outlined above presents a logical option for delivering sustainable rural development and presents negligible constraints preventing its use for this purpose. Development in this location would benefit from policy support and should be considered by the Council for allocation alongside other extensions to existing sustainable settlement in the borough to alleviate reliance on substantial strategic site’s throughout the plan period.