Object

Representation ID: 10379

Received: 29/07/2022

Respondent: Judy Jacobs

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

We object to this plan to build 300 homes in the countryside between Wilstead and Wixams. The following paragraphs explain the reasoning behind these objections.
Wilstead - Key Service Centre. We object to Wilstead remaining as a Key Service Centre. Whilst being a Key Service Centre was understandable prior to the development of Wixams, as Wilstead was separate from any other village in the area, the continuing growth of the town of Wixams means that Wilstead should now be designated a Rural Service Centre. Nowhere else in the Borough are two Key Service Centres separated by the width of a road (i.e. the A6). Oakley, a similar size village to Wilstead is a Rural Service Centre as it adjoins Clapham, a Key Service Centre. Currently the distance between these two communities is greater than Wixams to Wilstead and still Oakley is a Rural Service Centre.
Descriptions of Proposed Development. It is misleading to describe this site ‘Land South of Wixams, without mentioning its position relative to Wilstead. Such designation is likely to reduce any input / response to the Local Plan from those who it is likely to affect i.e. Wilstead residents.
Local Gaps. The Local Gap between Wixams and Wilstead is very important to prevent coalescence between them and must be preserved. This gap should include the area between this proposed development and Wilstead as well as that associated with HOU16 further up the A6 towards Bedford. The provision of a Country Park in the southern section of this site is welcome but will be of little benefit to all of Wilstead if access is only by walking across the A6.
Use of Prime Agricultural Land. It was understandable that when Wixams was created on the West of the A6 as it was mainly built on Elstow Storage Depot, a wartime bomb factory and subsequently a light industry site. This meant, following decontamination, homes on the site could be provided without taking up prime agricultural land.
In contrast HOU16 would be built on a large area of prime agricultural land currently used for food production.
Access. It is not clear what additional access routes to this development are proposed. Having a single road access causes problems especially if this road is blocked by roadworks or an accident. However an additional road northwards towards the main body of Wixams would mean going across one of the Wixams Greenways. The Southern Greenway was promoted as a green edge to Wixams thus forming a softer edge between it and the surrounding countryside. Driving a road through will not generate this green edge and will cut across the designated paths for horse riding, walking and cycling.
The provision of a Country Park in the southern section of this site is welcome but will be of little benefit to all of Wilstead residents if access is only by walking across the A6, thus discriminating against all but the most nimble. Alternative access should be provided possibly by a footbridge which would appear feasible as the A6 runs through a cutting where the current footpath crosses the A6.
A similar access problem arises where another footpath from Wilstead crosses the A6 further north. As well as being enveloped by the proposed housing, this footpath also crosses the A6 on the level near the proposed roundabout giving access to this development. It is never a good idea to have a foot crossing of a major road near a roundabout as all the drivers attention is concentrated on vehicles using the roundabout. The roundabout would also cause difficulties for pedestrians as approaching traffic would be hidden by the roundabout. An alternative mechanism for crossing this road should be provided.
Coalescence. There must be some protection against the creation of ‘South Bedford’ comprising of the joining up of the villages south of the A421 with each other and the town of Wixams, currently all separate communities.
Thousands of houses are proposed in an arc to the south of Bedford whilst in contrast there seems to be little planned for the A6 and East West Rail corridors north and north east of Bedford. Previously identified proposed developments to the north of the Borough seem to have disappeared in the Local Plan 2040
Summary. The proposed development is one of a series of developments proposed for the area south of the A421. There seems to be an imbalance of development compared with that proposed for the area north of Bedford.
Development in the current gap between Wixams and Wilstead would mean houses would be only a small field apart with the gap narrowing as the field goes northwards.
This development is isolated (in terms of accessibility, (i.e. one road in) but providing another route in would mean cutting across the Greenway, a multi user path design for horse riders, walkers and cyclists.
Alternative ways of crossing the A6 should be included in any permitted development.
Wilstead shouldn’t be a Key Service Centre. It is immediately next to Wixams which is also currently a Key Service Centre. Wilstead should be designated as a Rural Service Centre. Just naming the site South of Wixams or changing the parish boundary and letting it be part of Wixams doesn’t change the proximity of Wixams to Wilstead.