Object

Representation ID: 7882

Received: 23/09/2021

Respondent: Terry & Maureen Wright

Agent: Bidwells

1.1 This Issues and Options representation is made on behalf of Mr and Mrs Wright who have land
interests in Chawston in Bedford Borough.
1.2 The site has not been previously put forward through the Call for Sites, however, the Call for
Sites form is included within this submission.
1.3 The Strategy Options document that is being consulted on was prepared ahead of the publication
of the revised National Planning Policy Framework 2021 (NPPF). A requirement was introduced
within Paragraph 22 of the revised NPPF for Local Plans proposing new settlements or urban
extensions to towns/villages to be set within a vision which looks at least 30 years ahead.
Paragraph 22 will apply to the Bedford Borough Local Plan based on the transitional
arrangements that have been put in place and as a result, the Council will need to undertake
additional work to establish a longer-term vision for the Local Plan 2040.
1.4 This representation sets out a number of comments and concerns in relation to the proposed
strategy set out in the Draft Strategy and Options Document.
1.5 Land off Chawston Road, Chawston
1.6 The site outlined in red is circa 5.117 hectares and is located to the north of Chawston Lane.
There are currently three access points off of Chawston Lane to the south The site comprises
agricultural land currently. To the west and south of the site is employment land utilised by a
range of different businesses alongside some residential dwellings. As outlined below, the new
A428 link road will be located immediately to the eastern boundary of the site. Between the
proposed road and the current A1, are located some residential properties including a listed
building with the A1 lying to the east of this.
1.7 It should be noted that there are plans for a new link road that will lie adjacent to the site
boundary on the east. Highways England have submitted a Development Consent Order in
February 2021 with the examination stage commencing on 18th August 2021. It is anticipated that
the required land sale, off Mr and Mrs Wright, and the commencement of this construction will
start in 2022. This new road will provide an access point to this site maintaining the number of
access points.
1.8 The site is located in a strategic position, to the north-east of the Black Cat Roundabout between
Chawston Road and the Great North Road (A1). It would be anticipated that the site access
would be provided off of either Chawston Road (to the south) or the road to be constructed (to
the east).
1.9 The construction of this proposed road will lead to the site being opened up and being a prime
development site located adjacent to the strategic highway network with this being a logical place
for an employment allocation due to the surrounding uses being primarily industrial areas thus
meaning this is not a typical rural location due to the hustle and bustle of the locality.
1.10 The site is largely unconstrained with there being no current policy allocations or designations on
the site. There are no significant trees or vegetation on the site, no topographical constraints. No Public Rights of Ways or landscape/heritage designations have been identified on the site. The
site is located within Flood Zone 1 and therefore would be appropriate for development. If any
constraints are identified these can be appropriately addressed through mitigation methods.
1.11 Due to its proximity to the strong road infrastructure, including the current A1 and A421, and the
surrounding developments, it is thought that this site would be suitable for employment uses as
opposed to residential development. The proposed improvements to the A428 and A1 at the
Black Cat Roundabout will additionally further increase the sites proximity to the strategic road
network. The new intersection will mean the site will be within circa 1 mile of this facility meaning
easy connections to the A1 (leading north and south) and the A428/A421 (leading to the east and
west).
1.12 This site is available for development.