Object

Representation ID: 8062

Received: 03/09/2021

Respondent: Wilshamstead Parish Council

The NP Team fully supports the response from Wilshamstead Parish Council to the various Strategy options put forward by Bedford Borough Council for housing developments in the Borough.

These comments are made against the reported requirement of 12,500 dwellings in the Local Plan and we would wish to be given the opportunity to amend these comments if this quantity is adjusted in the future.

Specifically, the Parish Council and NP Team were surprised to read in the CPRE’s Bedfordshire Response Document that the planned allocation by Bedford Borough Council is larger, and in some cases much larger, than surrounding Local Authorities. The NP Team would seek confirmation that all these Local Authorities are using the same Government data in order to derive their particular housing needs. An explanation of why Bedford Borough is so much higher would be very useful for the Parish Council and NP Team in responding to queries from residents regarding the perceived Borough housing need and its allocation.

Wilstead NP Team would also need to be assured that Bedford Borough was working with other Local Authorities to ensure a coordinated approach. We would not want to discover, for instance, that Central Bedfordshire was proposing large-scale development on the edge of the village (e.g., south of Wixams) which would further impact on the unique character of our village.

In reviewing the Draft Local Plan 2040 the NP Team were conscious that they needed to promote the Vision and Objectives of the Draft NP. The Vision is as follows:

“To retain and enhance the countryside setting, friendly character, identity and relative tranquillity of the village of Wilshamstead.
Development opportunities will be sustainable and appropriate to the scale and nature of the village, respecting its historic, agricultural and rural character.”

There are only approximately 900 houses in the village (plus 196 park homes). Any substantial development would be totally counter to the above Vision.

In addition, substantial development would be contrary to almost all of the Objectives of the Neighbourhood Plan. Each is shown below with our comments against them, following review of the draft Local Plan:

1. To seek protection and enhancement of the countryside setting of the village, by ensuring separation from the urban edge whilst retaining access to the countryside.

Many of the sites identified on the edges of the village in the Development Policy Strategy Paper, if given planning permission, would reduce the green space between the village and neighbouring communities so that the unique character of Wilstead would be subsumed into an apparent large conurbation.

2. Identified green spaces, views and vistas and local wildlife habitats will be maintained and enhanced.
Most of the sites identified within the village in the Development Policy Strategy Paper are the very sites identified as important green spaces in the draft Neighbourhood Plan.

3. To identify, protect and enhance village heritage assets and key public spaces, ensuring that any future development is sympathetic to the existing rural character of the village.

Should there be any major development allowed It would most likely consist of estate-type development which would be out of character with the rural, multi-age, and mixed style of the current range of dwellings.

4. To ensure any future housing responds to local needs, is of a high standard of design, and fits well into the context of the village in terms of type, mix, scale and character.

Our experience with new housing, already permitted under the current Local Plan, has shown that the local community is not given preference for the allocation of housing. Indeed, the Housing Association managing the section of affordable housing within a new development has imported residents from Luton who, in some cases, have found it difficult to adjust to quiet village life.

5. To protect existing assets such as the school, village hall and other community buildings and spaces used for community events and encourage improvements in line with changing needs.
6. To improve the leisure and recreation opportunities for residents of all ages by maintaining and encouraging community activities and the provision of open space and children’s play facilities

Major development in the village would threaten the ability of these facilities and activities to respond to the increased demand. They were established by the village to suit the needs of the current size population.

7. To promote safe public streets and spaces; reduce traffic volumes through more accessible and beneficial sustainable transport links (including pavements, footpaths and cycle routes) and ensure appropriate parking solutions.
Any increase in traffic would overwhelm existing roads which already become very congested at school opening and closing times. Development would therefore be contrary to saved Policy 31 of the Bedford Borough Local Plan 2030.
A recent police survey of Cotton End Road, which is becoming increasingly congested by a combination of parked vehicles and speeding traffic, concluded that the number of vehicles in a week travelling at 35mph (the prosecutable limit) was 24.6% or 4,720 vehicles. It is understood that a large proportion of this traffic originates from outside the village and is an indication of how development outside of the village has in turn adversely affected the resources within the village.
No reference can be found in the Plan that would assist the Parish in this objective. Requests for assistance in improving pavements and introducing cycle routes have gone unheeded and parking on the roads and on pavements is becoming an increasing problem, resulting in single-track access in many locations.
8. To sustain and enhance the range of community and commercial activities and services in the village. Economic activity such as working from home and appropriate small-scale diversification of farm buildings will be encouraged.

We can see little in the Draft Local Plan to help with this objective


Wilstead is a rural community. It is vitally important to keep its rural feel by maintaining a large number of green spaces, strategic gaps between settlements and important views into the surrounding countryside.

Consultation on the Neighbourhood Plan demonstrated the value that local people place on the landscape and rural environment of the Parish. 95% of respondents agreed that the rural feel and access to the countryside are fundamental to the quality of life and community identity for Wilstead.

The village has consisted for centuries of separate “Ends” (e.g., Duck End, Church End, Littleworth). These should remain separate to preserve that heritage.

In addition, the existing, very stretched, “Ribbon Development” of Wilstead would not tolerate further development on its edges without these developing into separate communities in themselves or necessitating car journeys to the centre. We have a settled community and would not wish development to introduce separation. Any development would have to be more central.

Major development in Wilstead would necessitate people travelling by car into other communities, as these resources do not exist locally. Examples include:
 Schooling (insufficient places available locally)
 Shopping (local store cannot supply the range of goods required)
 Health facilities (none locally)
 Onward bus or train travel

There needs to be a distinct gap between Wilstead village and Wixams (to prevent “coalescence”) and between the communities of Wilstead, Elstow and Cotton End so that their historically separate identities are preserved. The potential size of any major development would threaten the very heritage of a village that is described in the Domesday Book.

Over 94% of respondents to the Neighbourhood Plan Questionnaire considered that maintaining a gap between the village and Wixams was ‘essential’ or ‘important’.

The village has consisted for centuries of separate “Ends” (e.g., Duck End, Church End, Littleworth). These should remain separate to preserve that heritage.

SECTION 5: CAPACITY OF EXISTING RESOURCES

The village has already had to accept development of 105 houses as its contribution to the Local Plan 2030. This is an increase of over 10% which has already threatened to overwhelm local facilities – e.g., local school and secondary school at Wixams, both of which are at full capacity.

Development cannot be in the direct path of water draining from the Southern escarpment (Greensand Ridge) or in the lower levels north of the village centre, which are shown on Water Authority documentation as at risk of flooding from drainage ditches.