Object

Representation ID: 8910

Received: 30/09/2021

Respondent: Bedfordia Developments Ltd and Bedfordshire Charitable Trust Ltd

Agent: DLP Planning Limited

Paragraphs 3.15 – 3.17 (Spatial Strategy Options) – Object
2.12 The emerging preferred options put forward by the Council have an urban focus and the four variations all focus development on the urban area, A421 corridor, and existing and planned rail stations. This approach relies heavily on rail investment and also focuses growth to the south of the town, with very little growth planned to the north of the Borough.
2.13 Recreation and leisure growth are focused on either historic strategies or within the Council’s urban centres, including Bedford Town.
2.14 In setting out options within the Council’s Development Strategy Topic Paper the Council makes no allowance for the potential delivery of green infrastructure and benefits for tourism, recreation and leisure associated with each proposed approach. This means that the potential positive effects for village-related growth north of the Borough have not been assessed in site-specific or settlement-specific detail prior to rejecting this as component of the strategy. This is compounded by failing to assess other opportunities for tourism and recreation outside of the Council’s preferred strategic locations.
2.15 Embracing these opportunities is necessary to ensure that the selected strategy option is consistent with national policy to support a prosperous rural economy. Specifically, Paragraph 84(c) of the NPPF2021 notes that policies and decisions should enable sustainable rural tourism and leisure developments which respect the character of the countryside. Paragraph 85 of the Framework recognises that sites suitable to meet these needs will not necessarily be within or adjacent existing settlements but warrant support where improvements to non-car access ca be secured and severe impacts on the highway network can be avoided.
2.16 The Site Land off Moor End Lane, Radwell (Radwell Lakes) is unique in the Borough and represents an optimal location to provide a bespoke leisure and recreation venue. The
development of this facility would support healthier communities, complement the leisure infrastructure available to current and future residents.
Remedy
2.17 Therefore, as part of a ‘hybrid’ approach recommended by our clients as an appropriate strategy it is necessary to reassess levels of development within the northern KSC and RSC, where there is both demand for development and also the available sites to aid in the delivery of housing post 2030. These strategy options should also aim to support rural tourism and rural leisure opportunities. The Site Land off Moor End Lane, Radwell is an exceptional asset in the countryside. It offers an optimal location to provide a bespoke outdoor sports, leisure and recreation facilities potentially linked with innovative visitor accommodation. Currently, there are certain projects referred to in the Local Plan, but these only cover a small number of parcels mainly south of the Borough.
2.18 This has important implications for the assessment of effects in the Council’s draft Sustainability Appraisal. For example, the ‘uncertain’ findings for rejected Option 3c incorporating village-related growth for Objective 7 (encourage physical activity) and Option 13 (community facilities) should be amended in recognition of the potential benefits and opportunities to be considered as part of site selection. Such an approach would also allow the identification of suitable opportunities for biodiversity enhancement and mitigation to overcome potential negative effects that the Council identifies as part of more dispersed approaches.