Object

Representation ID: 9852

Received: 29/07/2022

Respondent: Keith Herkes

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Draft Policy EMP6 - Business Park, Land at Water End and St Neots Road will be developed for a campus-style development (primarily research and development with elements of manufacturing, warehousing and distribution)


I object to the above part of the BBC Local Plan 2040, relating to sites 761 and 764.
The reference to this proposed development as a “gateway to Bedford” is in my opinion nothing more than a grandiose title for an up-market industrial development on the outskirts of Bedford and because of the topography clearly defines it as two separate sites, split by the A421 bypass. So, it will not be a visual gateway – just a conglomeration of buildings off to the right and left for people arriving from the A1. People travelling out of Bedford along the A4280 or past on the A421 will not see anything as the road is below the adjoining ground levels.
The sites are not in sustainable locations with lack of footway and cycleway provision and infrequent public transport connection with lack of bus stops. Alternative modes of transport, including walking, cycling and public transport, should be promoted, however, the sites’ access would be clearly dominated by vehicles due to their proximity to the A421, therefore failing to meet the key, high-level objective
Water End, Green End, Top End and Church End, has restricted access for vehicles between the peak hours of 7.00 to 9.30am and 3.30 to 6.30pm (except for access) primarily to restrict the volume of traffic using the village as a “rat-run” to and from the A421 bypass. There is also major congestion at peak times around Renhold Primary School and the Church.
Water End and Green End are predominantly linear with low density built-form, primarily housing, surrounded by agricultural land. The proposals would be out of keeping, out of scale and clearly disproportionate to the size of the Parish. The allocation would result in an urban built environment of significant depth, which would neither complement nor be compatible with the linear character of that part of Renhold and would contribute to unacceptable urban sprawl.

The emerging Neighbourhood Plan has found no indication that an industrial/commercial estate is required within the parish boundary and certainly no development that would inherently increase traffic, noise, pollution, destroy biodiversity and spoil the current “dark skies policy” that the Parish of Renhold currently enjoys in the “old village”.


The proposed development would adversely affect the rural setting of Renhold and lead to coalescence with Great Barford.

Mitigation.
Should by some perverse reason this proposal is accepted, then it is paramount that mitigation against the destruction of Rural Renhold is put in place.
I would suggest that the current Traffic Restriction Order (TRO) is strengthened to guard against what otherwise would be an alarming increase in traffic through the “old village”. This can be achieved by replacing the current, aging, Average Speed Cameras (ASC) with Automatic Number Plate Recognition (ANPR) cameras with the dual purpose of TRO enforcement and speed control.
Although that part of Renhold has “not suitable for HGV” advisory signage, this should be changed to an “HGV ban” except for access.
A “no right turn” for all vehicles from the development on site 761 should also be installed.
A mandatory restriction on the height of all buildings, perhaps graded to the topography.
Directional lighting with dimmed levels after midnight.
Planting of semi-mature trees on the boundary with properties in Water End and Green End.

In summary therefore, I cannot accept that a development of this nature is necessary on a green-field site, which is part of the historic Howbury Estate and something that will provide a marker for future development and thus destroying yet another tranche of the North Bedfordshire landscape.
Please remove this proposal from the 2040 Plan.