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Representation ID: 7434

Received: 03/09/2021

Respondent: Mr D De Massey

Agent: CC Town PLanning

A site location plan which clarifies the extent of that land which is under the control of
our client is set out at Plate 1.
The approximately 9-hectare site lies centrally on the eastern flank of the settlement
of Wilstead to the south of the urban area of Bedford and is surrounded on its north,
south and western boundaries by existing built form which is dominated by residential
properties. The site assessment document suggests that the site has capacity for circa
250 dwellings.
Access to the site is taken from Luton Road where the site has a significant road
frontage. There are high quality and regular public transport links to the site and the
wider offer is bolstered by its proximity to Kempston Hardwick train station which lies
approximately 3km to the west.
(see map in attachment)
Our client has engaged with the LPA throughout the course of their efforts to produce
the adopted Bedford Borough Local Plan (2030), they have also remained engaged
in the efforts this far to commence the production of the Local Plan Review which will
ultimately result in the adoption of the Local Plan 2040.
As part of their ongoing engagement the Client has made submissions to the Call for
Sites invitation and their land holding has been positively assessed by the Council as
part of that process. Whilst the findings contained within the Call for Sites (ID: 714)
Pro Forma are discussed later within the submission, it is considered prudent to
rehearse that the site remains available for development. The site is also suitable,
available and achievable and there are no barriers which would preclude its
development in the near term.
Aside from engagement in the development plan production process there have been
no recent planning applications for the development of the site and therefore no
history which is material to the consideration of the site through the Council’s efforts
to produce and adopt the emerging LP.
I can confirm that those conclusions, which are set out within the pro-forma for the
site, as contained within the Site Assessment Pro-Formas (2021) document, are
largely true. However, feasibility testing and technical work is currently being
progressed and the conclusions of those works are expected to bolster the Council’s
initial desk-based assessment and confirm the site’s suitability for future residential
development.
A final point of note which the Council may be interested in as they move forward in
developing the LP and seeking to allocate sites to meet future growth requirements is
the availability of additional land at Luton Road, Wilstead.
Our client has an interest in an additional parcel of land which is shown at Plate 2.(see attachment)
For information, this parcel has not previously been submitted to the LPA through the
Call for Sites or LP process.
Should you require any further information on this additional land then please do not
hesitate to contact CC Town Planning via any of those channels listed above.
Given the client’s land interests at Luton Road, Wilstead, they have afforded
considerable attention to the content of the pro-forma which has been completed by
the Council in their assessment of the future deliverability of their site for residential
purposes.
It is accepted that the pro-formas are a fluid / working document and it is urged that
the Council re-assess their land holding as further information becomes available.
Whilst it is not the intention to rehearse the positive conclusions which the Council has
reached up to this point, it is considered prudent to highlight several points which will
hopefully serve to assist Officer’s in their future discussions surrounding the
deliverability of the site.
It can be confirmed that the site is under single control and therefore no land assembly
is required which would of course lengthen the lead in times to development. The site
is suitable, available and achievable and initial feasibility testing is clear that the site
is a viable opportunity for residential development.
In terms of technical constraints, it is considered that these are nonexistent. There is
no legacy of uses at the site which could have caused contamination. The site is in
Flood Zone 1, as shown on the Environment Agency Flood Risk Map for Planning,
and as such there are no arising technical constraints in this area. The land is of Grade
3 agricultural value and does not have any underlying mineral assets.
Whilst the landowner will make technical information available as it is progressed for
the site, there are currently no indications that a residential development at the site
will be unachievable.
Well related to Wilstead the development of the site will not result in sprawl or
coalescence of settlements and will provide a positive development opportunity which
will compliment, rather than compete with, those larger sites which are currently under
construction or planned for the Borough.
The site could be delivered in advance of those marque infrastructure items which the
emerging LP will seek to deliver. Notably, the site serves to make contributions
towards the proposed new train station and improvements to the A421 which are
proposed within the Transport Corridor.
Whilst evidence is only anecdotal at this stage, it is urged that the Council remain
mindful of the client’s site when considering the allocation of land to deliver the
strategic housing targets which will be expressed within the LP.