I would question if there is a need for these sites at all in or around Bedford. In November 2020, there were 68,916 sqm of office units and 90,760 sqm of industrial units available in the Borough. There is, already existing,72 ha of land, on 3 sites, at Medbury Farm (AD11, land west of B530 (AD17) and Bedford River Valley Park (AD23) which had been allocated for this need and work here has not been started so it does not seem necessary for any more land to be developed. T
he proposed sites are not gateway locations into Bedford as they do not abut the urban boundary of Bedford. - Water End and Green End are lanes with low density linear developments surrounded by agricultural land. The proposed sites would be out of scale and out of keeping to the size of Renhold Parish. This proposal would result in huge buildings on a site of great depth, which would be hugely imposing against the linear and rural character of this part of Renhold.
Renhold. Due to the land elevation which is higher to the North, dipping towards the A421, the development would be prominent and completely out of context within the landscape, dominating the nearby homes and countryside.
This would also change the historic landscape around Howbury Hall where there are many listed structures, not least the Hall itself. The A421has already cut a swathe through this and this further development threatens to swallow it and turn it into a bit more faceless urban infrastructure as well as covering up prime agricultural land and disrupting wildlife habitats, against the directive of NPPF 2021.
Thirdly, The sites lack pedestrian walkways and cycleways to and around them and have only a very infrequent bus service with no bus stop. This development would therefore increase vehicle numbers in the area, which is already overburdened with traffic due to the proximity of the A421. There is also the possibility of increasing traffic on Water End and Green End through Renhold as a consequence, which have restricted access due to the narrowness of the rural road structure in Renhold Parish.
The proposed associated roadside service and EV charging facilities would attract additional transiting traffic that is not associated with the proposed employment use of the land, with the whole proposed development resulting in an even greater level of pollution (noise, emission/air, light, water).
This development is in contravention of the key, high-level objective of the NPPF of ‘achieving sustainable development and the EHH (England’s Economic Heartlands, where Bedford is located within) strategy to promote decarbonisation of the transport system and to invest in digital infrastructure. Brownfield sites should be considered first before proposing development on greenfield sites. Previously developed land in or immediately adjoining the urban area of Bedford should be utilised in the first instance, with the opportunity to adapt against climate change, rather than encroaching into the open countryside.