Object

Representation ID: 6186

Received: 09/09/2021

Respondent: Bedfordia Developments Ltd and Bedfordshire Charitable Trust Ltd

Agent: DLP Planning Limited

Paragraphs 3.15 – 3.17 (Spatial Strategy Options) – Object
2.22 The emerging preferred options put forward by the Council have an urban focus and the four variations all focus development on the urban area, A421 corridor, and existing and planned rail stations. This approach relies heavily on rail investment and also focuses growth to the south of the town, with very little growth planned to the north of the borough.
2.23 In terms of meeting the needs for economic development the Council’s Preferred Options cannot be considered justified, effective, or positively prepared. This is principally due to an overreliance on the allocation and delivery of large-scale business parks (as summarised at paragraph 6.8 of the Consultation Document. Even allowing for up to three large business parks the Council acknowledges: “the remaining 63 ha should be allocated in smaller sites which are more likely to be attractive for office and general industry purposes.”
2.24 The Council’s Preferred Options are not sufficiently flexible to provide for the range and type of sites required, part of which could be met by our client’s land at Highfield Road. Specifically, the Council is reliant on the delivery of New Settlements and rail-based growth where the availability of land for economic development is uncertain and would have long lead-in timeframes. Particularly for proposed components of growth at Stewartby and Kempston Hardwick the Council is reliant upon land currently being promoted for employment use being brought forward for housing instead. This level of uncertainty is not the basis for sound Plan-making or providing support for the Plan’s priorities regarding economic development.
2.25 The Council’s draft Sustainability Appraisal findings recognise this, where Option 3c (including village-related growth) achieves the same assessment of Positive effects for SA Objective 5 (economic development) as the Council’s Preferred Options. This is a function of the diverse range of local employment opportunities in existing Rural Service Centres (14ha – including our client’s land at Oakley) providing opportunities for the creation of balanced communities. In the case of Oakley, concerns with the assessment findings relating to strategic road access and the potential for clustering are overcome due to proximity to the A6 and existing commercial development at Highfield Park.
2.26 Support for additional opportunities for economic development at sustainable locations in the hierarchy is thus consistent with the Plan’s overall objectives and essential to achieve a sound strategy. The Council should thus adopt a ‘hybrid’ approach to strategy options for both economic and residential development to overcome the soundness concerns identified.