Object

Representation ID: 8031

Received: 28/08/2021

Respondent: Mrs Lorraine Knight

The NPPF under section 11 requires for making effective use of land and that planning authorities should take a proactive role in identifying and bring forward land, including brownfield sites. I question why the BBC haven't put forward Twinwoods within the Local Plan 2040 which has an area of brownfield within its proposal, BBC argue about the pressure on the A6, however, selecting Dennybrook to the East of the borough also has its challenges regarding transportation links, along with other quantifiable reasons for it not to be selected. Listed below are reasons why Dennybrook is an unsustainalbe location and why this site should be removed from the Local Plan 2040 proposal:
- The location of Dennybrook will flood the market with a dedicated location, this will impact the BBC by not delivering on the housing numbers required to meet targets - there is also a failure within the lcoal plan to outline a realistic delivery of housing across the borough, currently it's based on assumption.
- Dennybrook is isolated - as the crow flies it's approx. 7 miles from Bedford Town Centre, 6 miles from Sandy and 3 miles from St Neots, this will lead to people movement having to be via cars, buses etc. putting additional burden on the current road infrastructure, there are no plans laid out to deal with traffic wanting to go to Bedford via non-A or B listed roads, let alone putting in a new road to support this additional traffic and keep it out of existing villages and off unsuitable small country roads.
- Dennybrook is in a remote location to support the proposed site - there is already pressure on existing local services e.g Doctors, Hospitals and Fire Services who are already stretched, concerns arise on what would happen in an emergency and which council will be asked to support this isolated site, Huntingdonshire, Cambridgeshire, Bedfordshire? It's clearly a concern that this site is so far east that no one will want to wait for an ambulance to attend a heart attack patient which has to come along narrow village roads or via the A421, which on most days is lined with vehicles waiting/queuing to enter the Black Cat Roundabout.
- Dennybrook location to the proposed EWR new station - if we look at the proposed position of the site you have to on all occasions cross the A1 to get to either of the new proposed stations be it St Neots South or Tempsford, none can be accessed on foot and would require propelled vehicle transportation. We know that the distance is approx 5 miles away from both new proposed stations and too far for the average person on bike on a regular bases, let along having to cross the A1 corridor. The proposal from the site promoter is only theoretical and no evidence is forthcoming on how this will be delivered, they remark that they intend to work with the EWR consortium.
- Dennybrook gas pipeline and mineral deposits - the national gas pipelines runs through the site and although it's planned to grass over and provide green space over the pipeline it appears again no risk assessment is provided to explain how this is a safe option for people living right next to the gas pipeline. Mineral deposits are also present on this site and surrounding areas, what is the plan to extract the minerals, this again is missing from the proposal.
- Dennybrook waste water - within the proposal there are no details to support waste water infrastructure, remembering this is an isolated site and will add pressure on neighbouring councils e.g. St Neots or Tempsford wastewater treatment facilities.
- Dennybrook Heritage - on the western side of the development lies significant heritage buildings, a Grade 1 listed church of St Denys, Colmworth and located next to the church is a Grade 2 listed Manor house along with four Grade 2 converted farm buildings, due to historical importance residences are governed by restrictive covenants. There has been a failure to properly assess the significance of this area within the proposal, especially St Denys church, there are regulations set out within the NPPF and these need to be followed.
- Dennybrook agricultural land - if you look at the other call for sites proposals there is a question about why Dennybrook was selected if you look at the fact this land rates Grade 2 and some Grade 1 agricultural land, the best and most versatile land. This goes against the government policy and their plans for the environment. There are other sites like Twinwoods who have a significant amount of Grade 4 land along with Grade 2 and a small amount of Grade 3.

To conclude, the Local Plan lacks clarity, local engagement and support, we understand the need and reason for this plan and the national policy for the Oxford to Cambridge Arc however, the fact Dennybrook has been included without clear deliverables and based on assumptions is unacceptable. The environment impact will be great and to develop Grade 1 & 2 agricultural land where other sites are available via call for sites is not justifiable