Option 2b - Development in and around the urban area, plus A421 transport corridor with rail-based growth – south, plus one new settlement from a choice of either Wyboston (also known as Dennybrook) or Little Barford

Option 2b causes Huntingdonshire District Council significant concern regarding the risk of coalescence between St Neots and any growth in its surrounding area (including at Wyboston and Little Barford) and impact of this growth on residents of St Neots in terms of access to and demand for services, retail and social and community infrastructure. If a new settlement were located either at Wyboston (Dennybrook) or Little Barford, landscaping and settlement breaks would be critical to prevent physical coalescence and retain separate settlement identities. Huntingdonshire District Council would wish to work very closely with Bedford Borough Council if a development strategy option including one of these sites is pursued in order to understand potential impacts and if chosen to ensure appropriate mitigation is put in place prior to any detrimental impacts being experienced by St Neots’ residents and businesses.

As detailed assessments are yet to be published on the impacts on infrastructure and services in St Neots and nearby villages arising from either the Wyboston (Dennybrook) or Little Barford new settlements, Huntingdonshire District Council’s initial concerns relating to each of these sites are provided below. Once detailed assessments are undertaken, Huntingdonshire District Council would wish to work with Bedford Borough Council to minimise and mitigate any detrimental impacts on St Neots and nearby villages and to maximise any potential positive outcomes for Huntingdonshire’s residents.

Wyboston (Dennybrook Garden Village)

Huntingdonshire District Council object in principle to the potential new settlement at Wyboston (known as Dennybrook Garden Village). The closest elements of the proposal immediately adjoin the western side of the A1 either side of Bushmead Road and would be situated within 100 metres of the western edge of St Neots which gives rise to significant concerns over the many impacts it would be likely to have for local residents.

Huntingdonshire District Council is extremely concerned about the long term intended scale of the proposed development at Wyboston (Dennybrook). It is noted that the developer, Taylor Wimpey, submitted the site to Bedford Borough Council for 7,500 - 10,150 new homes. It is noted that the site has however been included within three of Bedford’s preferred options for 2,500 new homes. This is significantly less than the developer’s intentions for the site. The consultation material is unclear on the justification for this reduction to 2,500 homes and the implications a reduced quantum of development would have on the infrastructure and services capable of being provided. Huntingdonshire District Council is very concerned about the feasibility of delivering just the reduced scheme as it would be unable to provide sufficient infrastructure to meet all locally generated needs and so would, in all probability, place extra demands on service provision within St Neots to the detriment of their accessibility by local residents. It would be beneficial to gain clarity on Bedford Borough Council’s long term ambitions for Dennybrook and whether the intention for the longer term strategy beyond 2040 would be for continued expansion to a scale more aligned to the developer’s stated intentions.

The Bedford Borough Transport Model: New Settlement West of Wyboston (April 2021) specifies that it considered three development scenarios without and with proposed mitigation measures for Wyboston (ranging for 2,500 to 5,150 new homes at Dennybrook by 2040 and up to the maximum proposed settlement size of 10,150 dwellings by 2050). This reinforces the Council’s apprehension over the long-term intentions for Dennybrook. This assessment leads to several detailed concerns, namely:
• Paragraph 2.4.2, further explanation is required why ‘no employment has been assumed to be associated with the proposed development for this assessment’. A development of this potential scale in any of the scenarios should incorporate a mix of uses in order to support a balanced and sustainable community. To assess the potential journeys and impact that employment development may have on the transport network is essential to understand comprehensively the mitigations required to make a scheme acceptable in highway terms.
• Figure 3.2 shows that without the proposed mitigation measures the traffic generated by the proposed Dennybrook development is forecast to primarily use routes to the south of the development towards Roxton and onto the A1 / A421 Junction, to the west towards the north-east of Bedford town and the A6, and to the north to access St Neots via Bushmead Road or Duloe Road. However, Figure 3.3 shows that the mitigation would increase traffic on the northern roads Bushmead Road and Duloe Road in AM Peak hour (08:00 to 09:00) in the 2050 Dennybrook scenario, with paragraph 3.3.4 stating that the pattern of forecast development traffic is not significantly altered by the proposed mitigation measures. Implementation of Dennybrook will not be acceptable without adequate highway and non-motorised user infrastructure improvements to fully mitigate its impacts.
• Figure 3.5 shows an increase in the forecast flow change from that forecast in the 2030 Local Plan scenario to 2050 even with mitigation in the AM peak hour (08:00 to 09:00) along Bushmead Road will worsen. This is unacceptable.
• Figure 3.11 shows the forecast volume-capacity ratio change from that forecast in the 2030 Local Plan scenario to 2050 including mitigation, AM peak hour (08:00 to 09:00). It shows that there is a larger change on Duloe Road, Bushmead Road, Monarch Road and Nelson Road within St Neots raising concern over the impact on residents along these routes.
• Table 3.6 shows an increase in delays to Bushmead Road / Staploe Road and Bushmead Road / Duloe Road even with mitigation. Table 3.7 again shows significant impacts in terms of increased delays which would be unacceptable, as such further mitigation measures should be explored. If adequate mitigation cannot be incorporated within the scheme then it would indicate the scheme cannot be successfully delivered.

Should the development strategy at the next stage of the Local Plan preparation include the proposed development at Dennybrook further assessment will need to include substantially more detailed consideration of the mitigation measures required to accommodate travel demands arising from the potential new settlement and its resultant impacts.

The potential development at Wyboston is not well connected to existing public transport routes nor will it be to the preferred route option for East-West rail where a new station is expected along the East Coast Mainline Railway between St Neots and Sandy. Without thorough consideration and incorporation of sustainable and safe modes of transport connecting the settlement to such transport hubs, it is likely to result in increased trips being made by private cars. The reliance on the A1 for transport and the impact of development on the capacity along the A1 is of concern, particularly regarding the impacts on the Buckden roundabout for which mitigation works are required in response to locally proposed development. In addition, the potential delays in journey times arising from increased vehicle movements along the A428 and consequent delays and congestion within St Neots would detrimentally affect residents and businesses of St Neots. The impact this would have on air pollution and air quality is particularly important as central St Neots contains an Air Quality Management Area. Huntingdonshire District Council is concerned that this could exceed acceptable thresholds of air pollutants and harm the health of Huntingdonshire residents, this would also be contrary to national policy on air quality and climate change.

The location and quantum of employment floor space within the site are of concern, particularly in relation to the impact on the vitality and viability of the Established Employment Areas within St Neots, especially those to the south (Howard Road Industrial Estate, Little End Road/ Alpha Drive Business Park and Colmworth Business Park). The proposal is highly likely to impact upon the vitality and viability of existing employment areas within St Neots and careful consideration must be given to promoting a sustainable and complementary mix of uses within the proposed new settlement should the proposal move forward.

The proposed new settlement is an extensive predominantly greenfield site comprising land of highest quality agricultural value. Alternative options which prioritise the use of previously developed land should be fully explored before this site is included in Bedford’s future development strategy. The site may have detrimental impacts on the designated Lower Great Ouse River Valley green infrastructure network opportunity zone (policy AD24 of the Bedford Local Plan to 2030). All possible avenues to avoid this should be explored before any mitigation options are considered. All opportunities to deliver biodiversity net gain within the scheme should also be investigated and secured.

In conclusion, Huntingdonshire District Council have considerable concerns over the long-term potential scale of the scheme and object to the potential allocation of Wyboston (Dennybrook) as a strategic scale location for growth based on the significantly detrimental impact on St Neots in terms of increased demands on infrastructure, proximity of development, substantial landscape impact, traffic generation, air quality, climate change and detrimental outcomes for Huntingdonshire residents and businesses.

Little Barford

Huntingdonshire District Council equally have several points of concern and observations about the potential new settlement at Little Barford. It is located approximately 500m south of St Neots with a proportion of its northern and eastern edges aligning with Huntingdonshire’s district boundary.

Huntingdonshire District Council are concerned about the long term intended scale of the proposed developed at Little Barford. It is noted that the site was submitted to Bedford Borough Council for 3,385 – 3,955 new homes. The site has however been included within three of the preferred options for 3,085 new homes. Based on the consultation material, justification for the reduction in this figure to 3,085 is unclear as a reduced quantum of development would have an impact on the infrastructure and services capable of being provided within the scheme and thus increase pressure on services and infrastructure within St Neots detrimentally impacting existing residents.

It is also noted that two other sites were submitted to Bedford Borough Council around Little Barford on either side of Barford Road for a combined total of 1,385-1,645 new homes, but it appears that only the site at Top Farm (land east and west of Barford Road) for 3,385-3,955 new homes is included within the preferred development strategy options.

Huntingdonshire District Council is concerned about the feasibility of delivering the Little Barford new settlement and whether it will be able to provide sufficient infrastructure to meet all locally generated needs. If adequate infrastructure is not provided on the proposed development this would likely place extra demands on service provision within St Neots to the detriment of their accessibility by local residents. Moreover, the Little Barford new settlement heightens the risk of coalescence which must be avoided through measures such as very substantial landscaping including landscape buffers to retain a physical and perceptual separation from Little Barford to St Neots. To assist in addressing these concerns, it would be beneficial to gain clarity on Bedford Borough Council’s long-term ambitions for the Little Barford new settlement and the adjoining land submitted during the Call for Sites consultation.

Huntingdonshire District Council acknowledge that this site is likely to benefit from being in closer proximity to a new East-West rail route where a new station is expected along the East Coast Mainline Railway between St Neots and Sandy and thus has greater potential to incorporate sustainable modes of transport. However, there is still uncertainty on the location of an East-West railway line station and when it may be delivered. Additionally, there is also the timing and delivery of the proposed realigned A428 route which will impact the eastern edge and southern aspects of the site to consider. These may give rise to delays in effective masterplanning of the site, mix of land uses, incorporation of sustainable and accessible transport and its eventual delivery. This is a concern as this could place additional pressure on the services and infrastructure of St Neots if not planned thoroughly and with enough services and infrastructure in which to sustain itself. These concerns are exacerbated as St Neots town centre is located 2 miles north of the site whereas Bedford town centre is some 9 miles away. Therefore, it is likely that people will look to St Neots for services.

The uncertainty of the location and quantum of employment floor space within the site are of concern, in particular in relation to the impact on the vitality and viability of the Established Employment Areas within St Neots, especially those to the south (Howard Road Industrial Estate, Little End Road/ Alpha Drive Business Park and Colmworth Business Park). The proposal is highly likely to impact upon the vitality and viability of existing employment areas within St Neots and careful consideration must be given to promoting a sustainable and complementary mix of uses should the proposal move forward.

Development at Little Barford is likely to increase pressure on the road network particularly along Barford Road and the roundabout between it and the A428. The potential delays in journey times arising from increased vehicle movements along the A428 and Barford Road and consequent delays and congestion within St Neots would detrimentally affect residents of St Neots. The impact this would have on air pollution and air quality is particularly important as central St Neots contains an Air Quality Management Area. Huntingdonshire District Council is concerned that this could exceed acceptable thresholds of air pollutants and harm the health of Huntingdonshire residents, this would also be contrary to national policy on air quality and climate change. There are also concerns about any linkages and impact on local roads Potton Road and Dewells Lane.

Table A.5 of the Bedford Borough Transport Model Local Plan Assessment (May 2021) identifies that additional mitigation is required for this site, this being the incorporation and linkage of the settlement via accessible and sustainable modes to St Neots and an interchange station at Tempsford. In principle Huntingdonshire District Council are supportive of greater integration between areas via safe and sustainable modes of transport. This mitigation measure is required in addition to those identified within Table A.3 of the assessment under the two options ‘pink, yellow & brown’ and ‘red & orange’ where the options indicate growth in the Little Barford area. Improvements in pedestrian and cycle connectivity between St Neots and Little Barford would also be necessary to support active and sustainable modes of transport. Should the development strategy at the next stage of the Local Plan preparation include the proposed development at Little Barford further assessment will need to include substantially more detailed consideration of the mitigation measures required to accommodate travel demands arising from the scheme and how these can be delivered. This should incorporate improved pedestrian and cycle connectivity.

It is acknowledged that a new settlement at Little Barford would reduce the loss of higher quality agricultural land when compared to Wyboston. Although the development may have an impact on designated heritage assets. The site may also have detrimental impacts on the designated Lower Great Ouse River Valley green infrastructure network opportunity zone (policy AD24 of the Bedford Local Plan to 2030). All possible avenues to avoid this should be explored before any mitigation options are considered. All opportunities to deliver biodiversity net gain within the scheme should also be investigated and secured.

Land to the west of Barford Road toward Wyboston Leisure Park is at a high risk of flooding, therefore large scale development within its immediate vicinity (even if not located on land classified as vulnerable to fluvial flooding) must consider and mitigate the impact it may have on all forms of flooding events in line with national policy. This should also consider the combined flooding impacts of the development with the improvement works to the A428. Mitigation measures must not increase the likelihood of flooding events elsewhere, for instance within St Neots where the River Great Ouse runs through the centre of the town and is therefore more vulnerable to flooding. This is particularly important to make any development resilient in terms of flooding and climate change.

In conclusion, Huntingdonshire District Council have concerns over the new settlement at Little Barford based on the significant impact on St Neots in terms of substantial landscape impact, risk of coalescence due to the proximity of the site, increased demands on infrastructure, traffic generation, air quality, flooding, climate change and detrimental outcomes for Huntingdonshire residents and businesses.