Object

Representation ID: 8087

Received: 02/09/2021

Respondent: Huntingdonshire District Council

Option 2a - Development in and around the urban area, plus A421 transport corridor with
rail-based growth – south
Huntingdonshire District Council in principle support this option as it would meet the identified
housing and employment needs of the Borough in full. It is also noted that the Draft Sustainability
Appraisal (June 2021) scores option 2a more positively in sustainability terms than options 2b, 2c
and 2d. SA Objective 5 ‘Promote strong, sustained and balanced economic growth, stimulating job
creation across a range of sectors’ and SA Objective 15 ‘Reduce the need to travel and promote
sustainable modes of transport’ were both scored more highly in option 2a than the other preferred
options.
Option 2a would also promote the vitality and viability of Bedford town centre as it concentrates
development in close proximity to the town centre along established transport routes. This option
utilises existing transport infrastructure, in particular the five railway stations located within and to
the south of Bedford which would facilitate public transport use assisting Bedford Borough in
contributing to the UK’s targets on carbon emission reductions. It would also coordinate strategic
growth with a potential/proposed new Bedford station built to the north to accommodate the East-
West rail line. Having development at scale within a contained radius improves opportunities to
incorporate and finance new and enhanced public transport routes to serve new and existing
communities and maximises the use of existing social and community infrastructure.
Option 2b - Development in and around the urban area, plus A421 transport corridor with
rail-based growth – south, plus one new settlement from a choice of either Wyboston (also known
as Dennybrook) or Little Barford
Option 2b causes Huntingdonshire District Council significant concern regarding the risk of
coalescence between St Neots and any growth in its surrounding area (including at Wyboston and
Little Barford) and impact of this growth on residents of St Neots in terms of access to and demand
for services, retail and social and community infrastructure. If a new settlement were located either
at Wyboston (Dennybrook) or Little Barford, landscaping and settlement breaks would be critical to
prevent physical coalescence and retain separate settlement identities. Huntingdonshire District
Council would wish to work very closely with Bedford Borough Council if a development strategy
option including one of these sites is pursued in order to understand potential impacts and if chosen
to ensure appropriate mitigation is put in place prior to any detrimental impacts being experienced
by St Neots’ residents and businesses.
As detailed assessments are yet to be published on the impacts on infrastructure and services in St
Neots and nearby villages arising from either the Wyboston (Dennybrook) or Little Barford new
settlements, Huntingdonshire District Council’s initial concerns relating to each of these sites are provided below. Once detailed assessments are undertaken, Huntingdonshire District Council would
wish to work with Bedford Borough Council to minimise and mitigate any detrimental impacts on St
Neots and nearby villages and to maximise any potential positive outcomes for Huntingdonshire’s
residents.
Option 2c - Development in and around the urban area, plus A421 transport corridor with
rail-based growth, plus two new settlements which would comprise both Wyboston (Dennybrook)
and Little Barford
Development option 2c is not supported by Huntingdonshire District Council as this is too reliant on
new settlements at Wyboston and Little Barford providing a significant amount of the additional
housing and employment growth in close proximity to one another (45% of the 12,500 new homes).
Furthermore, the concern of relying on strategic development to deliver a significant proportion of
housing are exacerbated when viewed in combination with the existing new settlement allocated in
the Bedford Local Plan to 2030 at Wixam for 4,500 new homes south of Bedford.
Moreover, the deliverability of this option is uncertain when considering the lead in times required
to invest and put in place necessary infrastructure. Market absorption is another concern as new
developments in close proximity to one another could slow delivery not just within Bedford but also
in St Neots which may result in fewer new homes being built to keep up with need. Indeed, the
Development Strategy Topic Paper (June 2021) highlights on page 32 the challenge of delivering two
new settlements in such proximity to one another. Huntingdonshire District Council reiterate these
concerns. Additionally, planning for new development alongside the timelines of major transport
infrastructure projects like the A428 and East-West rail are complex with factors that are out of the
control of the Local Authority and developers to consider.
The closest points of both new settlements (Wyboston and Little Barford) are within 1km of St
Neots, a key urban centre within Huntingdonshire so it is likely that they will look to St Neots for
services. No assessment has yet been published on the impacts on infrastructure and services in St
Neots, but it is likely that this scale of growth will lead to pressures on the residents, infrastructure,
town centre, established employment areas of St Neots as well as the townscape and landscape
character of St Neots and nearby villages. It is important to note that the construction of a new
settlement will take many years and potentially decades. It can take time for such a development to
provide enough services, shops, facilities etc in the initial phases to support its growing population
meaning there will likely be increased pressure for St Neots to accommodate these additional needs
during that time. This is a considerable concern if both new settlements are pursued but is also a
concern if one or the other site is brought forward.
Additionally, within the Draft Sustainability Appraisal (June 2021), option 2c scores less positively
than options 2a, 2b and 2d as it does not maximise development on previously developed land and
would lead to the loss of high quality agricultural land at Wyboston (Dennybrook).
Huntingdonshire District Council’s detailed concerns and observations on both potential new
settlements are included below.
Option 2d - Development in and around the urban area, plus A421 transport corridor with
rail-based growth – south and east, plus one new settlement from a choice of either Wyboston (also
known as Dennybrook) or Little Barford
Huntingdonshire District Council do not support development option 2d as there are concerns
regarding the cumulative impact of a new settlement and development within the eastern parishes
along the A421 and their proximity to St Neots and nearby villages in the south of Huntingdonshire
District. It is not clear on the size, quantity and potential locations of development sites along this
corridor but the option states that it would total 750 homes and 28ha of employment land. This
makes assessing their landscape impacts, transport impacts and impacts existing communities along
the A428 more difficult.
The scale of development is also unlikely to provide significant new services and infrastructure
resulting in future residents needing to travel to urban centres at Bedford and St Neots for service
provision. Furthermore, in the Draft Sustainability Appraisal (June 2021) option 2d scored less
positively on SA Objective 5 ‘Promote strong, sustained and balanced economic growth, stimulating
job creation across a range of sectors’ and SA Objective 15 ‘Reduce the need to travel and promote
sustainable modes of transport’. This option is likely to encourage private car use over more
sustainable modes of transport due to limited opportunities to utilise service provision via public
transport options.
Therefore, this option is likely to place extra demands on service provision within St Neots to the
detriment of their accessibility by local residents, particularly in combination with a new settlement
at either Wyboston or Little Barford. It is also likely to have a detrimental impact on the local and
strategic road network in order to access services within Bedford and St Neots. This may result in
additional vehicles on the transport network resulting in delays and congestion and implications on
air quality with a greater impact on climate change.