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Representation ID: 8406

Received: 03/09/2021

Respondent: Axis Land Partnership

Agent: Strutt and Parker

This representation has been prepared on behalf of our client, Axis Land Partnerships
Limited, in response to the Bedford Borough Council Local Plan 2040 July – September
2021 consultation in respect of the Strategic Options and Draft Policies and Site
Assessment Pro Formas. This submission is made in respect of Land to the East and
West of Home Road, Gibraltar Corner, Bedford (the Site).

The site, the subject of this representation, was put forward for consideration as part of
the 2020 ‘call for sites’ exercise and has now been assessed under site reference ID 1333.
It is being promoted on behalf of a single landowner, it extends to 21.80 ha and lies on
the northern side of Wood End Lane and Ibbett Close

(see map in attachment)

The following documents are also submitted in support of this representation and should
be read in conjunction with this statement:
 Site location plan – Promap;
 Ramsey Green at Gibraltar Corner Vision Document (September 2020) – Fabrik;
 Heritage Appraisal (August 2021) – JB Heritage Consulting Ltd;
 Preliminary Ecology Appraisal (August 2021) – Applied Ecology Ltd; and
 Preliminary Transport Strategy (August 2021) – Stantec.

This statement provides an overview and analysis in terms of housing delivery, having
regard to the National Planning Policy Framework 2021 (NPPF), past performance and
the need for the inclusion of a significant number of additional site allocations for the future
new Local Plan to successfully meet the tests of soundness. It has been split into two
main elements as follows:
1. Firstly, it considers the four growth options listed as Option 2a, 2b, 2c and 2d having
regard to the need to meet national policy requirements and in particular the
emerging spatial framework for growth in the Oxford-Cambridge Arc.
2. Secondly, it includes a review of the site assessment pro forma for the site which
demonstrates that the site is suitable for allocation and would make a positive and
sustainable contribution to the Borough’s required growth strategy.

Background
The current Bedford Borough Local Plan was adopted in January 2020 and covers a plan
period to 2030. It replaced the previous development plan which was made up of a
number of documents covering a plan period to 2021. However, due to national policy
changes to the way housing numbers are calculated, infrastructure upgrades and potential
strategic growth in the Oxford – Cambridge Arc, Policy 1 of the 2030 Local Plan committed
to the commencement of a review of the Local Plan within one year of adoption. The
review commenced in summer 2020 with an Issues and Options consultation and “call for
sites”.

It is worth noting that the eastern portion of the site previously formed part of a Local Plan
2035 Consultation Paper in 2017 and was identified as a preferred site for development
under reference number 146 (Home Road East) (please see below Figure 2). It formed
part of a preferred site for an estimated capacity of 500 homes on the edge of the urban
area. Figure 2 below does not include the entirety of the site as promoted within this
representation and also includes wider land that is outside of our clients control. The site,
now put forward (Figure 1 above), comprises the plots shown below as 146, 147 and 153.
In addition, the parcel of land adjacent to the north of plot 147 and 153 is included as well.

Figure 2: Appendix 5 of Bedford Borough Local Plan 2035 Consultation Document 2017 (see attachment)

A detailed description of the site and vision for its development is contained in the
accompanying vision document titled “Ramsey Green at Gilbraltar Corner” , which was
previously submitted in September 2020. The site is located within the Kempston rural
parish on the edge of the settlement of Gibraltar Corner. It extends to approximately 21.8
ha and could accommodate in the region of 450 new homes. It lies between the small
settlement of Gibraltar Corner and Green End to the north and is made up of land on the
eastern and western side of Home Road, from where the access can be obtained, along
with further vehicle access from Wood End Lane to the south. Pedestrian links can also
be provided to nearby public rights-of-way and Ibbett Close.

The site is located approximately 5 km south-west of Bedford town centre and only 2 km
from Kempston High Street. It benefits from good connections to Bedford and Kempston
by foot, bicycle and public transport. The village of Wootton, a key service centre, also
lies a short distance to the south. The regenerated woodlands of Buttons Ramsey and
the Kill lie immediately adjacent to the west and south of the site. The long distance
walking and cycling route of the John Bunyan Trail skirts the eastern edge and then
passes directly through the north-western corner of the site. These offer excellent outdoor
amenities and connectivity directly with nature.

The site is located in a sustainable location, approximately 0.25 kilometres to the west of
the A428, 1.43km from its connection to the A421 to the south, providing connections to
the wider highway network including the M1 Motorway (London to Leeds), the A6 (Luton
to Carlisle) and A1 (London to Edinburgh). There are two bus stops located on Ridge
Road (approximately 300 metres) to the south of the site, providing regular bus services
Monday – Friday on the number 53 bus to Bedford, Kempston and Wootton, the A2 bus
to Kempston, Bromham, Cranfield and Milton Keynes and the C1 bus to Bedford, Marston Moretaine, Kempston, Wootton, Cranfield, Cranfield University, Newport Pagnell and
Milton Keynes. The nearest railway station to the site is Kempston Hardwick, located
approximately 3.9 kilometres to the south on the Marston Vale Rail Line, providing an
hourly service to nearby Bletchley and Bedford.

In terms of constraints, the site is relatively unconstrained, being located within Flood Zone
1 and is therefore not at risk of flooding. A comprehensive landscape buffer could be
provided to the north to ensure no impact on the setting of the three Grade II Listed
Buildings located to the north of the site (see accompanying Heritage Appraisal), whilst
also contributing towards the Forest of Marston Vale.