Support

Representation ID: 9992

Received: 29/07/2022

Respondent: Wates Developments

Agent: Boyer

2.1 These representations have been prepared by Boyer, in response to the current ‘Local Plan 2040: Plan for Submission Regulation 19’ consultation, which runs until 29 July 2022.
2.2 Boyer has been appointed by Wates, in respect of their ongoing promotion of Land South of Wixams1 (‘the site’). This land lies to south east of Wixams and is almost entirely situated to the west of the A6 road. A Site Location Plan is provided at Appendix 1.
2.3 At present, the site adjoins but is located outside of the defined Wixams settlement boundary2. However, at Policy HOU15 (‘Land South of Wixams’) the Draft Local Plan proposes that the site be allocated for residential development, alongside the provision of extensive areas of green infrastructure, including a new woodland.
2.4 The allocation therefore envisages a sustainable extension to the Wixams New Town, which Wates fully supports. Wates is therefore committed to working proactively with Bedford Borough Council (‘BBC’), both to bring forward a high-quality residential development and to contribute to the regeneration of the Forest of Marston Vale.
2.5 To confirm deliverability, a number of initial technical reports, surveys and plans have been prepared. These consider the site's constraints and opportunities and identify how development at the site could integrate with the adjoining new settlement. Respectively, these are:
• Illustrative Masterplan (Appendix 2);
• Vision Document (Appendix 3);
• Baseline Transport Appraisal (Appendix 4);
• Historic Desk Based Assessments and Heritage Technical Notes (Appendix 5);
• Ecology Technical Briefing Note and Ecological Appraisal (Appendix 6);
• Phase 1 Preliminary Risk Assessment (Appendix 7);
• Agricultural Land Quality Report (Appendix 8);
• Acoustics Assessment (Appendix 9); and,
• Preliminary Drainage Strategy (Appendix 10).
2.6 The Illustrative Masterplan and Vision Document indicate that around 430 homes and related development could be delivered at the site, alongside blue and green infrastructure, in the form of Sustainable Urban Drainage Systems (SuDS) and biodiversity and landscape enhancements. These benefits are in addition to new areas of woodland planting, which will contribute to the Community Forest project.
2.7 The accompanying technical reports demonstrate that the site could come forward without generating unacceptable heritage, landscape, arboricultural, ecological or flood risk impacts. Likewise, the appended Transport Technical Note confirms that new pedestrian and cycle connections can be successfully provided, and that a new primary point of vehicular access can be achieved from the A6 Road.
2.8 Accordingly, Wates supports the principle of the allocation proposed at draft Policy HOU15 and regards the site as deliverable. Nonetheless, these representations recommend that a number of changes be made to improve the effectiveness of both this policy and the Draft Local Plan in general. This will help ensure that the Plan addresses the tests of soundness, as described below.