4.4

Object

Representation ID: 4071

Received: 30/08/2021

Respondent: Mrs Wendy Snare

Call for sites in Wilstead gives a potential of 1424 new houses, one and a half times the current size. This will have a great impact on traffic and amenities within the village including local schools. Even if only 500 houses were built this would massively alter the rural nature of Wilstead as well as impacting local amenities and traffic.

Object

Representation ID: 4985

Received: 02/09/2021

Respondent: Bates Bros (Farms) Limited

Agent: Phillips Planning Services

[Detailed site comments entered under site reference.]

Object

Representation ID: 5052

Received: 02/09/2021

Respondent: Ms Claire Merrick

I object to site 42. 90 houses at Odell Road insufficient infrastructure for the additional housing in hamlet of Little Odell, negative impact on the sensitive environment, loss of habitat for protected species and endangered species, hedgehogs, newts, snakes , flood risk area for the village of Harrold poor access points.
I object to site 1001. Sharnbrook negative environmental impact on Odell Great Wood, loss of tranquility to the North Bedfordshire, negative impact on biodiversity, poor roads system for onward journeys.

Object

Representation ID: 5521

Received: 06/09/2021

Respondent: Mrs Clare Szczepanski

Our client controls the Land at South West Duloe, which is being promoted through the Call For Sites Process, Site ID 3420. This site is available for up to 84 dwellings; however, the site is being promoted with the notion of delivering up to 25 dwellings on the northern part of the field adjacent to the settlement, with the remainder possibly available to meet other objectives such as open space provision. The concept would be to deliver a proportionate development in scale with the existing size of the village and to meet identified housing need.

Duloe is a small, rural hamlet with limited housing stock. Although there are limited services in the village St Neots hosts a range of services, including restaurants, supermarkets, pubs, schools, and doctors’ surgeries, all of which are accessible at a longer walk/short cycle.

Our client understands the need for both affordable and market housing in the borough, and as such is willing to deliver between 10 and 25 houses in order to meet the Parish’s housing need. Developing between 10 and 25 houses on minimum of 0.5 ha up to 1 ha, means that the site is deliverable in the short term, and therefore can make an early contribution to housing delivery in the borough.

It is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 45 registrants who have registered a preference for Self-Build housing in Staploe (which includes Duloe) and the surrounding areas. This site is also being promoted for self-build through the Call for Sites process and provides an opportunity to provide self-build plots in a location where they are required.

Object

Representation ID: 5531

Received: 06/09/2021

Respondent: Mr Bernard Cornwell

Our client owns the Land at Northampton Road, Bromham, which is being promoted through the Call For Sites Process, Site ID 751. This site is available for up to 8 dwellings.

Bromham, is a highly sustainable settlement and is recognised in the Bedford Borough Local Plan 2030 as a Key Service Centre. Within the village are a number of services accessible by foot including a primary school, medical centre, a convenience store, a post office, a church, takeaways and two pubs, as well as multiple employment opportunities. In addition to this there are several bus stops that offer services into Bedford. The site is therefore is a very sustainable rural location, and new development can contribute towards the long-term vitality of the settlement and viability of these services.

Being a smaller development, the site can be delivered quickly and therefore can make an early contribution to housing delivery in the borough.



It is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 78 registrants who have registered a preference for Self-Build housing in Bromham and the surrounding areas. This site is also being promoted for self-build through the Call for Sites process and provides an opportunity to provide self-build plots in a location where they are required.

Object

Representation ID: 5538

Received: 06/09/2021

Respondent: EF Wootton and Son

Our client owns three sites at Home Farm, Ravensden Road, Renhold,. Land South of Home Farm, (Site 1467) is available for up to 50 dwellings, Land North of Home Farm (Site 657) is available for up to 30 dwellings, and Land to the Rear of Home Farm is available for up to 550 dwellings

Renhold is a sustainable rural settlement located on the outskirts of the urban area These sites are within a short walking distance of a range of services including a lower school, convenience store, public house, restaurant, church, and a bus stop with a regular service to Bedford, as well as several employment opportunities. These sites are also within one mile of a post office and public house in Renhold, and two miles from Mark Rutherford Upper School. Development in this location will contribute towards the long-term vitality of the settlement and viability of these services.

Furthermore, it is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 67 registrants who have registered a preference for Self-Build housing in Renhold and the surrounding areas. These sites is being promoted for self-build through the Call for Sites process and provide an opportunity to provide self-build plots in a location where they are required.

Support

Representation ID: 5551

Received: 06/09/2021

Respondent: Mr R Pinfold

Agent: Phillips Planning Services

Our client controls the Land East of Box End Road which is being promoted through the Call For Sites Process, Site ID 743. This site is available for up to 5 dwellings.

The neighbouring settlement of Bromham, is a highly sustainable settlement and is recognised in the Bedford Borough Local Plan 2030 as a Key Service Centre.

The site is located in Kempston Rural but is only a short walk from the Key Service Centre of Bromham, which has a variety of services including a primary school, medical centre, a convenience store, a post office, a church, takeaways and two pubs, as well as multiple employment opportunities. In addition to this there are several bus stops that offer services into Bedford. The site is therefore is a very sustainable rural location, and new development can contribute towards the long-term vitality of the settlement and viability of these services.

Being a smaller development, the site can be delivered quickly and therefore can make an early contribution to housing delivery in the borough.

Furthermore, it is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 82 registrants who have registered a preference for Self-Build housing in Kempston Rural and the surrounding areas. The site is being promoted for self-build through the Call For Sites process and provides an opportunity to provide self-build plots in a location where they are required. The site is an ideal location to provide five Self-Build plots where they are wanted.

Support

Representation ID: 5665

Received: 07/09/2021

Respondent: Hallam Land Management

Agent: David Lock Associates

In response to the invitation to submit sites that could be available to meet Bedford Borough’s growth needs, Hallam Land Management submitted two sites at Clapham Village including East of Clapham and North of Clapham (Site ID: 975 & 976). Hallam has reviewed the Site Assessments that have been carried out on the sites submitted by Hallam, being both Site 975: East of Clapham and Site 976: North of Clapham as set out in the ‘Site Assessment Pro Forma’ (Bedford Borough Council - Site Assessment Pro Formas (oc2.uk)) and is submitting separate comments, as requested to update and augment the assessment of Site 975. Hallam is also submitting comments on a separate site in Clapham (Site ID: 3234).
These are attached to these representations

Object

Representation ID: 5814

Received: 07/09/2021

Respondent: Mr Glen Moore

Agent: Phillips Planning Services

There is clearly potential for further growth in Wootton and it is highly that some of the additional housing will be allocated to this part of the Borough, particularly as Wootton is within preferred growth strategy options 2a, 2b, and 2d. Our client would like to put forward his sites as suitable locations to meet this need - Land at 66 Hall End Road, Wootton (Site 699), and Tippins, Hall End Road (which has recently been submitted to the Call For Sites process and is awaiting a Site ID). Land At Hall End Road is available for up to 40 dwellings, and Tippins is available for between 20 and 70 dwellings. These sites are close to two existing sites identified in the emerging Neighbourhood Plan (currently at Regulation 16 stage). The Neighbourhood Plan confirms the location to be suitable for sustainable growth, and these two sites offer an opportunity to build on this premise.
Wootton, is a highly sustainable settlement and is recognised in the Bedford Borough Local Plan 2030 as a Key Service Centre. Within the village are a number of services accessible by foot including a primary school, a middle school, medical centre, two supermarkets, a post office, a church, and three public houses, as well as multiple employment opportunities. In addition to this there are several bus stops that offer services into Bedford. The sites are therefore in a very sustainable rural location, and new development can contribute towards the long-term vitality of the settlement and viability of these services.
It is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 82 registrants who have registered a preference for Self-Build housing in Wootton and the surrounding areas. The site is being promoted for self-build through the Call For Sites process and provides an opportunity to provide self-build plots in a location where they are required.
Finally, the Neighbourhood Plan process has worked well in Wootton and our client would be happy to work with the Parish Council to deliver more land to meet any future need.

Object

Representation ID: 5942

Received: 08/09/2021

Respondent: Mr Tom Tagg

My comments on site 977 (Dennybrook) are provided in response to item 3.17 Option 2b, above. I will attempt to upload these comments into the site proforma for this site, but if this is not successful please record my comments in 3.17 Option 2b above against this site

Support

Representation ID: 6054

Received: 09/09/2021

Respondent: x Gates/Kitchiner

Agent: Phillips Planning Services

[Site representation moved to sites.]

Support

Representation ID: 6059

Received: 09/09/2021

Respondent: Mrs V Bates

Agent: Phillips Planning Services

[Detailed site comments moved to site assessments.]

Object

Representation ID: 6262

Received: 10/09/2021

Respondent: Mr A Sarro

Agent: Phillips Planning Services

Our client controls the Land East of Bedford Road/Oldways Road, Ravensden, Bedford, MK44 2RD, which is being promoted through the Call For Sites Process, Site ID 601. This site is available for up to 70 dwellings.

Ravensden is a sustainable rural settlement located on the outskirts of the urban area. A number of services can be accessed by foot from the site, including a convenience store, several employment opportunities, and several bus stops which include a frequent bus service into Bedford and Kimbolton. There is also a church, public house, and primary school accessible at a longer walking / short cycling distance. The site is therefore in a reasonably sustainable rural location. Development of this site will contribute towards the long term vitality of the settlement and viability of these services.

The site is within the cross roads area of the village and will be surrounded by development on four sides meaning it can assimilate into the village without having a significant impact on the wider landscape.

Furthermore, it is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 67 registrants who have registered a preference for Self-Build housing in Ravensden and the surrounding areas. This site is being promoted for self-build through the Call for Sites process and provides an opportunity to provide self-build plots in a location where they are required.

Support

Representation ID: 6275

Received: 10/09/2021

Respondent: Mr Bernard Cornwell

Agent: Phillips Planning Services

Our client controls the Land at Box End House, Box End Road, which is being promoted through the Call For Sites Process, Site ID 18. This site is available for up to 45 dwellings.

Box End is a small rural settlement located on the outskirts of the urban area in the Parish of Kempston Rural, with a bus service into Bedford and Ampthill. A number of services can be accessed by foot from the site, including a café, a restaurant, employment opportunities, and bus stops. There is also range of services in Great Denham and Kempston, including a primary school, secondary school and sixth form, supermarkets, pubs, restaurants, and employment opportunities at a longer walk/short cycle. The site is therefore in a reasonably sustainable rural location. Development of this site will contribute towards the long term vitality of the settlement and viability of these services.

Being a smaller development, the site can be delivered quickly and therefore can make an early contribution to housing delivery in the borough.

Furthermore, it is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 82 registrants who have registered a preference for Self-Build housing in Kempston Rural and the surrounding areas. The site is being promoted for self-build through the Call For Sites process and provides an opportunity to provide self-build plots in a location where they are required.

Object

Representation ID: 6384

Received: 13/09/2021

Respondent: Mr Sandy Gery

Agent: Phillips Planning Services

Our client would like to highlight that he has four sites in Colmworth which are suitable for development and can contribute towards the sustainability of the settlement. These are Land East Church Road (Site 759) which is available for up to 300 dwellings, Land West of Church Road (Site 758) which is available for up to 150 dwellings, and Land To The North Of The Cornfields Public House (Site 727) and Rear Of The Cornfields Public House (Site 3448) which are both available for up to 30 dwellings.

Our client has identified these sites as available to address any emerging option for growth in the village. Colmworth is a small settlement, but is has a strong sense of community and there has been modest infill development accommodated over the past 10 years. However, despite an identified housing need, including a clear need for some affordable housing, the Parish did not progress a Neighbourhood Plan.

The settlement benefits from several services and facilities which support the sustainability of this community. A public house and restaurant are easily accessible, as well as a bus stop with a two hourly bus service into Bedford. A pre-school and nursery, and a church are to be found in the village. Development will contribute towards the long-term vitality of the settlement and sustain the viability of these services.

Furthermore, it is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 45 registrants who have registered a preference for Self-Build housing in Colmworth and the surrounding areas. These sites are being promoted for general housing but also for self-build through the Call for Sites process and provide an opportunity to provide self-build plots in a location where they are required.

Support

Representation ID: 6480

Received: 13/09/2021

Respondent: Gallagher Developments Group Limited

Agent: Barton Willmore

1. We have reviewed the Council’s assessment of Land west and south of Shortstown (College Farm) and would like to add the following additional information to aid further understanding of the site’s potential for allocation (see overleaf). We also enclose an updated Vision Document and additional Technical Documents to those submitted in our previous response to the Reg 18 Issues and Options Consultation.
[See also Site Proforma for site: 1513]

Support

Representation ID: 7156

Received: 17/09/2021

Respondent: Mr Richard Hull

Agent: Phillips Planning Services

Our client controls the land to the rear of 20 Lovell Road, Oakley, which is being promoted through the Call For Sites Process, Site ID 328. This site is available for up to 20 dwellings.

Oakley is recognised in the Bedford Borough Local Plan 2030 as a Rural Service Centre. A number of services can be accessed by foot from the site, including a post office, church, a primary school and a secondary school, and a public house as well as several bus stops with frequent services to Bedford and Clapham. The site is therefore in a sustainable rural location. Development of this site will contribute towards the long-term vitality of the settlement and viability of these services.

Being a smaller development, the site can be delivered quickly and therefore can make an early contribution to housing delivery in the borough.

It is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 21 registrants who have registered a preference for Self-Build housing in Oakley. This site is also being promoted for self-build through the Call for Sites process and provides an opportunity to deliver self-build plots in a location where they are required.

Support

Representation ID: 7164

Received: 17/09/2021

Respondent: Davison & Co (Barford) Ltd

Agent: Phillips Planning Services

Our client supports the proposed development at Land West Of The Village Of Great Barford South Of The A421 which is being promoted through the Call For Sites process (Site 878) by Countryside Properties (UK) Limited. This site has the opportunity to act as an expansion of Land At Great Barford West which has an allocation for 500 dwellings in the Draft Neighbourhood Plan under Policy H1, and can build upon the infrastructure that will be delivered as part of the development of that site.

Our client would also like to draw attention to his land off New Road, Great Barford, which is being promoted through the Call For Sites process under Site ID 684. The site is available for up to 92 dwellings.

The Neighbourhood Plan was focussed on delivering a block of land to accommodate 500 units in a suitable location within the village to meet the required allocation. The New Road site was discounted as the Great Barford West site was seen as preferable. However, the New Road site remains a viable and deliverable option for further growth in the village. Should the strategy emerge and include further growth in Great Barford, and if the Borough Council, or the Parish support additional growth going forward to 2040, but wish to examine an alternative to land to the west, our client would highlight that the land at New Road remains available for allocation.

This is a very deliverable site on the edge of the village which could provide a smaller amount of growth. The site is within preferred strategy Option 2d, as Great Barford forms part of the eastern parishes of the Borough. Great Barford has excellent connectivity to the A421 transport corridor which is expected to see large levels of growth over the coming years.

Great Barford, is a highly sustainable settlement and is recognised in the Bedford Borough Local Plan 2030 as a Key Service Centre. The site is within walking distance of numerous services including a primary school, medical centre, a convenience store, takeaway, a post office, a church, and a public house, as well as multiple employment opportunities. In addition to this there are several bus stops that offer services into Bedford and St Neots, as well as the X5 service linking between Milton Keynes, Bedford and Cambridge. The site is therefore in a very sustainable rural location, and development of this site will contribute towards the long-term vitality of the settlement and viability of these services.

The site is on the edge village, surrounded by existing development, and can be developed to assimilate into the village without having a significant impact on the wider landscape.

Support

Representation ID: 7167

Received: 17/09/2021

Respondent: C Jackson & Sons (Bedford) LTD

Agent: Phillips Planning Services

Our client is promoting the Land at Keysoe Road, Thurleigh, through the Call For Sites Process, Site ID 715. This site is available for employment uses.

The site itself is located in an established commercial area adjacent to Thurleigh Airfield and the client’s a demolition and architectural salvage yard, meaning new employment uses can assimilate into the area without having a significant impact on the wider landscape.

This site offers the opportunity to expand the commercial uses in this part of the borough, creating employment opportunities for local people in this rural area.

Support

Representation ID: 7170

Received: 17/09/2021

Respondent: Davison & Co (Barford) Ltd

Agent: Phillips Planning Services

Our client controls the Land at Great Barford Lake, Great Barford, which is being promoted through the Call For Sites Process, Site ID 744. The site has the opportunity to provide a comprehensive leisure and tourism facility based around the lake. An allocation on this site will make a positive contribution towards the Borough’s economic diversity and development.

The site is located within the Eastern Parishes of the borough, and therefore falls within preferred Option 2d of the Strategy Options. In addition to this, its location within the east of the borough means that the site has good connections to the A421 Growth Corridor, which is expected to see growth over the coming years.

Support

Representation ID: 7173

Received: 17/09/2021

Respondent: EF Wootton and Son

Agent: Phillips Planning Services

Our client controls the Land Goldington Road, Bedford, which is being promoted through the Call For Sites Process, Site ID 748.

The site is an ideal location for a mixed employment, retail, and leisure development. It is an accessible, highly visible gateway site directly adjacent to an established retail centre and could function as an important growth area. These types of uses provide an important economic function and provide jobs, particularly for younger people. This area is well connected to the highway network and has good access to public transport. The landowner is aware of similar proposals for development on the neighbouring sites and is willing to work with neighbouring landowners where necessary.

Support

Representation ID: 7181

Received: 17/09/2021

Respondent: The Palmer Family Trust

Agent: Phillips Planning Services

Our client owns the Land at The Chequers Public House, Hall End Road, Wootton, which is being promoted through the Call For Sites Process, Site ID 1503. This site is available for up to 50 dwellings.

This site was originally allocated in the Regulation 14 version of the Wootton Neighbourhood Plan but was removed in the Regulation 16 Plan due to an overall reduction in housing numbers. There is clearly potential for further growth in Wootton and it is highly likely that some of the additional housing will be allocated to this part of the Borough, particularly as Wootton is within the preferred growth strategy options 2a, 2b, and 2d. We contend that our client’s land at The Chequers should be considered as a prime site and earmarked in any Plan going forward as it has already been identified as suitable for release by the Parish Council, and was only removed due to a near term reduction in housing numbers. If additional growth is identified for Wootton, then we would contend this should be the first site brought forward to meet that need.

Our client also owns the Land at Tinkers Corner, Keeley Lane, Wootton, which is being promoted through the Call For Sites Process, Site ID 1498. This site is available for up to 50 dwellings.

Part of this site has an allocation for residential development in the Draft Wootton Neighbourhood Plan. Our client confirms that they are fully supportive of releasing the land for this purpose, however, they would also like to highlight that there is more land available in this location which has already been assessed as being sustainable and suitable for new residential development. This would be also suitable for the further growth identified in this location in three of the preferred options - 2a, 2b, and 2d, and additional numbers could follow on from the development of the 15 dwellings allocated in the Neighbourhood Plan. Our client has already made such representations under the Regulation 16 stage consultation, and we would contend that in identifying the land, it would be logical and sensible to re-evaluate the capacity of identified sites, going forward, to look at where more efficient use of that land could minimise the release of additional land elsewhere.

Wootton, is a highly sustainable settlement and is recognised in the Bedford Borough Local Plan 2030 as a Key Service Centre. Within the village are a number of services accessible by foot including a primary school, a middle school, medical centre, two supermarkets, a post office, a church, and three public houses, as well as multiple employment opportunities. In addition to this there are several bus stops that offer services into Bedford. These sites are therefore both in a very sustainable rural location, and new development will contribute towards the long-term vitality of the settlement and viability of these services.

It is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 82 registrants who have registered a preference for Self-Build housing in Wootton and the surrounding areas. These sites are also being promoted for self-build through the Call for Sites process and provides an opportunity to provide self-build plots in a location where they are required.

Finally, the Neighbourhood Plan process has worked well in Wootton and our client would be happy to continue to work with the Parish Council to deliver more land to meet future growth needs.

Object

Representation ID: 7983

Received: 24/09/2021

Respondent: Ms Lorraine Jewell

I believe that the selection from the call for sites has been selective/directing people to certain choices. The brownfield sites should be preferred over any others and the constraints overcome as the land is already destroyed and developed. Greenfield sites should not be prioritised until all the brownfield sites have been fully re-utilised and thereby protect our rural nature of Bedfordshire, it is all we have left to commend our beautiful.county.

Support

Representation ID: 8094

Received: 02/09/2021

Respondent: G Morroll

Agent: Phillips Planning Services

Our clients own the Land East of Heddings Farm, The Lane, Wyboston, which is being promoted through the Call For Sites Process, Site ID 606. This site is available for up to three dwellings, which could be delivered as self-build dwellings.

The site location falls in line with strategy Option 2d, as Wyboston forms part of the eastern parishes of the Borough. Wyboston has excellent connectivity to the A421 Growth Corridor, which is expected to see large levels of growth over the coming years.

The site is within walking distance of a village hall, convenience store and subway sandwich shop, and McDonalds Restaurant, as well as numerous employment opportunities in the locality. There is a bus stop accessible by foot that connects the site to Biggleswade, Sandy, and St Neots. St Neots can be easily accessed from the site at a longer walking / short cycling distance, and provides a range of services, employment opportunities, and transport links. The site is also within walking distance of the X5 bus stop on the A1 which has a high frequency service travelling to Oxford, Bicester, Buckingham, Milton Keynes, Bedford, St Neots, and Cambridge from early in the morning until late at night, 7 days per week.

The site is therefore in a sustainable rural location, and development of this site will contribute towards the long-term vitality of the settlement and viability of these services.

Being a smaller site for up to 3 dwellings, the scheme can be delivered quickly and therefore make an early contribution towards housing delivery.

It is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 45 registrants who have registered a preference for Self-Build housing in Wyboston and the surrounding areas. The site is being promoted for self-build through the Call For Sites process and provides an opportunity to provide self-build plots in a location where they are required.

A planning application was progressed in 2019 but was ultimately refused permission as the Borough Council had adopted the Local Plan 2030 and were able, at that time, to demonstrate a 5-year supply of housing land. The scheme progressed to appeal, and while the appeal was dismissed, that was solely down to the adoption of an up-to-date plan. The appeal did not find any technical reason the site could not come forward for development. On this basis we contend that should the emerging strategy identify, that growth should be allocated at Wyboston, and/or sites should come forward to meet the identified need for self-build plots, then this site has been proved as deliverable and can address that requirement. Please see our comments in respect of proposed policy SB1.

Support

Representation ID: 8095

Received: 02/09/2021

Respondent: G Morroll

Agent: Phillips Planning Services

Our clients own the Land East of Heddings Farm, The Lane, Wyboston, which is being promoted through the Call For Sites Process, Site ID 606. This site is available for up to three dwellings, which could be delivered as self-build dwellings.

The site location falls in line with strategy Option 2d, as Wyboston forms part of the eastern parishes of the Borough. Wyboston has excellent connectivity to the A421 Growth Corridor, which is expected to see large levels of growth over the coming years.

The site is within walking distance of a village hall, convenience store and subway sandwich shop, and McDonalds Restaurant, as well as numerous employment opportunities in the locality. There is a bus stop accessible by foot that connects the site to Biggleswade, Sandy, and St Neots. St Neots can be easily accessed from the site at a longer walking / short cycling distance, and provides a range of services, employment opportunities, and transport links. The site is also within walking distance of the X5 bus stop on the A1 which has a high frequency service travelling to Oxford, Bicester, Buckingham, Milton Keynes, Bedford, St Neots, and Cambridge from early in the morning until late at night, 7 days per week.

The site is therefore in a sustainable rural location, and development of this site will contribute towards the long-term vitality of the settlement and viability of these services.

Being a smaller site for up to 3 dwellings, the scheme can be delivered quickly and therefore make an early contribution towards housing delivery.

It is well recognised that villages and rural settlements such as this make for attractive locations for self-build plots. Table 12 of the Housing Strategy 2021-2026 shows that there are currently 45 registrants who have registered a preference for Self-Build housing in Wyboston and the surrounding areas. The site is being promoted for self-build through the Call For Sites process and provides an opportunity to provide self-build plots in a location where they are required.

A planning application was progressed in 2019 but was ultimately refused permission as the Borough Council had adopted the Local Plan 2030 and were able, at that time, to demonstrate a 5-year supply of housing land. The scheme progressed to appeal, and while the appeal was dismissed, that was solely down to the adoption of an up-to-date plan. The appeal did not find any technical reason the site could not come forward for development. On this basis we contend that should the emerging strategy identify, that growth should be allocated at Wyboston, and/or sites should come forward to meet the identified need for self-build plots, then this site has been proved as deliverable and can address that requirement. Please see our comments in respect of proposed policy SB1.

Object

Representation ID: 8743

Received: 29/09/2021

Respondent: The Woodland Trust

I have compared the potential sites identified in the site consultation map with the ancient woodland (AW) sites indicated on magic maps, and with ancient, veteran or notable trees identified on the ancient tree inventory to identify any sites containing or adjacent to AW or trees. The sites satisfying the criteria are noted in Table 1. There are a significant number of sites included, of particular note is a large area that is being considered as a potential Garden Village that contains several areas of AW.

ATTACHMENT CONTAINS TABLE OF SITES

Object

Representation ID: 8800

Received: 29/09/2021

Respondent: Staploe Parish Council

Eaton Bank (site submitted 2nd September 2021) – one day before the consultation ended

Staploe Parish Council cannot understand how Bedford Borough Council can consider late site submissions such as Eaton Bank (submitted 2nd Sept – a day before the consultation closed) when members of the public have not been given sufficient opportunity to comment. We believe this is deeply unfair and heavily skewed in favour of the landowners and developers at the expense of local residents. There has been no assessment made in terms of sustainability as required by the ‘call for sites’ process,

As part of the current Regulation 18 Local Plan consultation Bedford Borough Council have invited comments from the general public on not just the draft Local Plan but also the sites identified as part of the ‘call for sites’ process. If the Council are truly inviting public engagement, then they should allow sufficient time for comments for the new site at ‘Eaton Bank’ or discount it altogether.

Secondly, the Regulations contained within the Town and Country Planning (Local Planning) (England) Regulations 2012 do not specify or prescribe how the Reg. 18 consultation should be carried out in relation to a ‘call for sites’ process and consideration of those sites. However, it does state at Reg. 18 (3) that ‘In preparing the local plan, the local planning authority must take into account any representation made to them in response to invitations under paragraph (1)’. [our bold emphasis]. ‘invitations under Paragraph 1 include the general public. Therefore the Council should take into account ours and the general public’s representations. In support of this point, the Council should refer to its own Statement of Community Involvement (SCI - table 1, page 21).

The land at Eaton Bank is not considered a suitable site by Staploe Parish Council and should be discounted as a sustainable location for development by Bedford Borough Council.

The proposed site falls within the Parish of Staploe. The parish is entirely rural with many narrow, single track roads (the road through Duloe is designated as unsuitable for HGVs) and no settlement policy area. It is all on grade 2 (high quality) agricultural land and it is highly valued for its peace, quiet, open countryside views and rural setting by its residents as evidenced by a Neighbourhood Plan survey conducted in early 2021. Clearly, any significant development within the Parish would make a permanent change to the landscape and the setting of the small hamlets and rural nature in the locality. Such physical changes cannot be reversed, and the Council would need to be satisfied through a thorough review of the supporting documents to the site submissions that adequately address the impacts, and in terms of achieving sustainable development – in line with Paragraph 16 of the NPPF and section 39(2) of the Planning and Compulsory Purchase Act 2004.

Housing need has been identified through the Council’s LHN. Using the process set out in the Planning Practice Guidance “Housing and economic needs assessment” (MHCLG – updated December 2020) the minimum annual LHN figure is 1,305 dwellings per annum. This equates to 26,100 dwellings across the period 2020 – 2040. However, existing committed sites and windfall provide a figure of 13,000 new homes. This provides a figure of 13,100 additional dwellings over the plan period. It is noted that Bedford Borough Council need to deliver 12,500 homes as a minimum. Regardless which of the figures proposed, the strategy of option 2b (including 2,500 homes at Little Barford) meets the Council’s housing requirement and negates the need for a development at Eaton Bank.

When looking at the spatial approach to locating new development, the proposed site at Eaton Bank would be located within close proximity to St Neots and would reach right up to the existing hamlet of Duloe. Given the scale of the proposed development there would a potential coalescence of the hamlet of Duloe to the existing settlement of St Neots. Spatially, this would be contrary to the Council’s adopted Local Plan which seeks to prevent coalescence of settlements. In addition, policy 37 of the Council’s adopted Local Plan makes clear that developments need to ‘Protect the landscape setting and contribute to maintaining the individual and distinct character, and separate identities of settlements by preventing coalescence…’. Although close to the settlement of St Neots in distance, the A1 currently marks the clear and defined boundary to the urban aream the roadway being the dominant feature in the landscape that creates a hard transition to the rural area. The Dennybrook proposal would disrupt this and represent the bleeding of urban built form crossing the A1 into the rural area beyond.

It should also be taken into consideration that St Neots is experiencing its own strategic growth with an eastern extension 3,265 dwelling and 20 Ha of employment land over the plan period. Therefore, a new settlement directly to the west of the existing settlement of 2500-3000 homes would increase the size of St Neots and may affect delivery rates for housing due to competing sites. Due to its proximity to St Neots there is a high risk of delays in planning the development and therefore risks of it not being built in time to satisfy the annual housing requirements for the Local Plan 2040.

It is clear that the proposed development at Eaton Bank would be a car reliant settlement because it would not benefit from a choice of sustainable modes of transport as opposed to other developments, such as urban extensions and the proposed development at Little Barford. Little Barford offers a varied choice of sustainable modes of public transport, including the possible linkage to the East West rail station south of St Neots. It is anticipated that there will be limited employment associated with Eaton Bank with commuting considered necessary to nearby employment areas, for example, south of St Neots, Bedford or Cambridge via train. This would be contrary to sustainability objectives identified by BBC, and contrary to paragraphs 73, 104, 105, 106, and 110 of the NPPF, not to mention existing policies within the adopted Local Plan, namely Policies 2S, 87, 88, and 90S. In addition, the Eaton Bank site does not align with a strategic transport corridor growth strategy, including rail. The location is sufficiently far from a rail station that it would necessitate a car journey to access it. The bus service from Eaton Socon would necessitate a 20 minute walk to the bus stop at Meadowsweet followed by a 20 minute journey to the main rail station. Buses travel every 30 minutes so there would be a likely wait time of 5 minutes to add to this making a total of 45 minutes. People are far more likely to use their cars for a 10 minute drive to the station.

In highways terms, it has been identified previously that the Parish of Staploe is rural in character, with most of the road network narrow and single track. The inclusion of 2500-3000 homes would require significant infrastructure interventions, including the substantial widening of existing roads and junctions, which would lead to an urbanised appearance in what is a tranquil and idyllic countryside setting.
The landscape setting for the Parish of Staploe is one of a rural character, containing small hamlets, interspersed agricultural buildings, small holdings and arable agricultural land. As mentioned above, the roads are narrow and winding, and contribute to the rural setting. The landscape character is depicted within the Council’s Landscape Character Assessment (LCA), updated October 2020. The wider Parish of Staploe falls within the Thurleigh Clay Farmland character area (1D). Within the ‘evaluation’ section at page 55 of the LCA it notes that potential future change could include Small scale development in villages which could lead to loss their distinctive character/ ‘Ends’; Road upgrades affecting rural road character; Suburbanisation of villages. This would suggest that even relatively small changes would affect the rural setting of the area. Moreover, the proposed landscape strategy for the area as identified within the LCA is to ‘enhance’ elements of the landscape. The introduction of 2500-3000 new dwellings would significantly and permanently erode the rural character of the Parish, contrary to Paragraphs 20, 153, 174, and 175 of the NPPF and policy 37 of the adopted Local Plan.

The hamlet of Duloe currently only has around 40 homes and is currently a ribbon development with houses usually only on one side of the road. This gives each home a rural outlook on both sides. A large development of 2500-3000 homes would fundamentally change the character of the hamlet.

The Eaton Bank area includes fields which are valued breeding sites for corn buntings, skylarks and partridge.

A further point to consider is that most of the land covered by the Parish of Staploe is Grade 2 agricultural land as identified by the Agricultural Land Classification. Paragraph 174 (b) of the NPPF makes clear that planning policies should contribute to and enhance the natural and local environment by: ‘recognising the intrinsic character and beauty of the countryside, and the wider benefits from natural capital and ecosystem services – including the economic and other benefits of the best and most versatile agricultural land, and of trees and woodland…’. Grade 2 agricultural land is considered to be the best and most versatile agricultural land and would be applicable in this instance.

The residents of Duloe would be significantly affected by this development and the hamlet would lose its identity. Residents chose to live in these locations for their peace and quiet and rural character.
Valued local views would be lost across open farmland.

There are important listed buildings in the area such as Anchor Cottage (5, Duloe), Thatched Cottage and the Dovecote in Woodhouse Lane. These would be adversely affected by the development.

Residents of Staploe, Duloe and Eaton Socon would be affected by a huge increase in traffic through the hamlets and on the Bushmead Road. The Bushmead Road is not suitable for the existing level of traffic and the approach to St Neots is past a primary school.

Residents of Staploe Parish currently benefit from access to services in St Neots. We have been able to use the schools, doctors, leisure centre, recycling centre (until very recently), and library. Residents are concerned that if large scale development occurred we would no longer be permitted to use these services because they would become overwhelmed with people from Bedforshire.

There are significant landscape impacts and the physical alterations to the land will be permanent.

The site is directly adjacent to the A1. Any development here would rule out any in situ improvements to the A1 in future.

Overall, the land at Eaton Bank does not offer a truly sustainable form of development, and is thereby contrary to policies contained within the NPPF and of the Council’s adopted Local Plan. Accordingly, the proposed new development should be discounted when considering sites for allocation going forward to the pre-submission draft Local Plan.

Eaton Bank 100 word summary

Eaton Bank is unsuitable because: it was submitted late, there is a risk of coalescence / urban sprawl with St Neots, the location is high quality agricultural land, , it is valued as a rural location by its residents, there are no services, the roads are very narrow, it is too far from the new E-W rail station to offer sustainable transport, a large development could cause flooding in St Neots. Development here would rule out any improvements to the A1 in future.


Comments received from residents about Eaton Bank:

Kevin and Jayne Pavely of Anchor Cottage 5 Duloe.

We have had the privilege to live and be custodians of our 300+ year old Grade ll listed former public house ‘Anchor Cottage’ for 34 happy years after lovingly restoring it and making it a safe and comfortable home for us and our children.
We have enjoyed the rural country setting for all these years, I have enjoyed horseriding around the beautiful tracks and walking our dogs around Duloe and Staploe. We have enjoyed the close proximity of St.Neots town the A1 has always been the border between town and country. If even one house is to be built our side of the A1 Duloe, its rural, tranquil and peaceful existence will be gone forever to urban sprawl.
We strongly object to any development of this scale in our village however we did support the renovation and small development of Manor Farm Barns as that would have enhanced the village but this application was subsequently turned down by planning at Beds conservation due to the impact on the historic buildings.
We enjoy many a sunset across our surroundings having great crested newts in the neighbouring pond, majestic barn owls fly effortlessly around us at dusk, we have muntjac dear, foxes, hares, wild kite and badgers visiting us frequently in our garden all of which will be gone forever.
Furthermore this is on the Bedfordshire/Cambridgeshire
Border some 10 miles from Bedford town and St.Neots simply doesn’t have the infrastructure to accommodate such a large number of new houses and people.
Therefore we would like to do everything possible to halt this proposed housing development of a predicted 2500+ homes.
It’s become apparent that this particular application was submitted within just a few hours prior to the deadline. It is very unfair that we were not given the chance to comment or oppose to these plans as members of the public.

John and Tina Hobbs, Thatched Cottage, 39, Duloe

I am writing to object to both proposals on behalf of the occupants (John and Tina Hobbs) of Thatched Cottage, 39 Duloe. We have enough to contend with at the moment with Dennybrook and the expansion of the existing solar farm, which we also object to. These new proposals will have an enormous impact on the hamlet of Duloe.

My wife and myself moved here nearly twenty years ago and nothing much has happened with regard to development until last year, now it seems we have a new scheme every month to contend with. I personally blame the greed of the local landowners in our parish. My wife and I feel totally let down by Bedford Borough’s planning system and Mayor who do not appear to be playing by the rules or listening to us or our parish council. It’s as though our parish council counts for nothing.


John Mafioli and Charlotte Quince, 4, Duloe

We moved to Duloe three years ago. We chose Duloe, as it is a beautiful English hamlet surrounded by open countryside, arable fields and a small rural community, an ideal place to start a family. Our house sits within farmed fields and has open views - our slice of paradise.

It is, therefore unfathomable that Bedford Borough Council would even consider turning Duloe into a housing estate. Duloe’s separate character and separation should be protected from urban sprawl and coalescence with Eaton Socon and St Neots by the Borough’s own local gap designations and planning policies which stress how essential it is to protect important green spaces and valued local landscapes which we all know are so fundamental and the overwhelming reason why many people choose to live here.

Bedford Borough owe it to follow due process and protocol and to resist opportunistic applications that put the needs of unscrupulous landowners ahead of its own existing residents. We vehemently oppose all development proposals in our small and special hamlet including Manor Farm, but this proposal, Eaton Bank, which has sneaked in under the radar at the eleventh hour, just as the Local Plan Consultation was drawing to a close, and almost a year after the closing date for the Borough’s Call for Sites submission, has avoided wider public scrutiny and will also destroy our family home and our chosen way of life. Even the thought of it has already put our neighbours and friends under unbelievable stress at the thought of their homes and village being destroyed.

Bedford Borough and local landowners have already identified over 400 sites for development. We do not need this one! And, as taxpayers of Bedford Borough and concerned and vulnerable residents, we look to the Council to protect us and to oppose this greedy and selfish application that has broken with due process and protocol that will swallow the tiny hamlet of Duloe with its 38 houses. The Council must prioritise previously developed land and non open countryside instead.

Any new residents would use St Neots town and services, not Bedford, just as we do - putting an intolerable burden on an already overstretched and saturated infrastructure which is not fit for purpose even now. We have been here for three years and have not been into Bedford or used any services there at all. All of our shopping, our doctors, hospitals and future schools are or will be in Cambridgeshire as would be the case for any new residents in this area.

If Bedford Council keep building housing estates that destroy existing villages where will people seeking a village life live? There are so many other options to choose from that won’t have these devastating consequences so choose one of those!

To use Bedford Council’s own wording when rightly rejecting previous planning applications in Duloe:

1. The proposed residential development is located in the open countryside and is not a sustainable form of development. The development is therefore contrary to Policy 7S of the Bedford Borough Local Plan 2030.
2. The proposed residential development would introduce an overly domesticated appearance to the site … which would adversely impact on the existing agricultural and rural landscape character and the historic character and appearance of the location. The proposal is therefore contrary to policy 7S, 29 i), ii) and 30 i), of the Bedford Borough Local Plan 2030 and the aims of the National Planning Policy Framework 2019.
3. The proposed development would result in a significant loss of evidential, historic and aesthetic value to the existing buildings on site and would harm the character of the non-designated heritage assets and their setting. The proposed development is therefore considered to be contrary to Policy 41S and by extension Policies 7S and 65 of the Bedford Borough Local Plan 2030 and paragraphs 79 and 197 of the National Planning Policy Framework 2019.
4. The proposed dwellings would be reliant upon the private car, would not allow occupants to make a meaningful contribution to supporting the vitality and viability of the very limited services and facilities in nearby settlements and would not contribute to the creation of a safe, accessible and healthy community. As a result, the location of the application site for residential development is considered to be in conflict with Policies 2S and 3S of the Bedford Borough Local Plan 2030 and in conflict with Para 78 of the National Planning Policy Framework (NPPF). The proposal is also contrary to paragraphs 91, 102 and 103 of the NPPF, which aim to promote safe, accessible and healthy communities.

If the Council say this about building 3 houses here, how could they consider building any new houses in our beautiful hamlet let alone 100s or even 2,500?!



Gerardine Meola, 49, Woodhouse Lane, Duloe PE19 5HR

I have completed my representation on line for the above consultation, however I am now aware that two sites submitted (Flint Field and Top Home - 930 and 931) are much larger and are combined as one settlement, referred to as Eaton Bank.

Eaton Bank will impact upon me directly, as the land submitted now comes up to my back garden fence in Duloe.

I would like to strongly object:

I should have the right to be consulted on it.

The full site was submitted after the call for site deadline, in August 2020, had closed - a full year after the deadline?

It will merge with St Neots in Cambridgeshire and be seen as an extension of St Neots.

This settlement would predominately provide houses for St Neots residents not Bedford residents, as Bedford is 11 miles away and St Neots would be right next to it?

The roads from the settlement into St Neots in Cambridgeshire already have traffic calming measures, small roundabouts and are in the vicinity of schools and there is only one bridge over the river which already becomes congested This is not a suitable place for a large new settlement for Bedford Borough.

It will be a car journey to the new EWR station so will increase traffic in St Neots or around it.

The settlement would be built on open countryside in Bedford Borough.

The land is high grade food producing land in Bedford Borough.

It would obliterate Duloe, a hamlet in Bedford Borough.

Duloe has only 35 houses of which 4 are listed.

The roads surrounding Duloe are rural in character with hedgerows and at several points are single track, no path and rutted verge. To change them would further destroy the character of Duloe.

I want to live in an existing settlement in open countryside, in a hamlet with the characteristics of the English countryside; listed buildings, horse paddocks, a field, a Common, high hedges, simple roads a farm building, open views - a true rural setting. This describes Duloe - it is rural.

I don't want to live in a developers 'Vision' of what they think rural living is.

Open space is not an open agricultural field.

Bedford Borough Council are custodians of our countryside and they must protect it, it is a precious resource for our future and a link with our past.

I absolutely object to a settlement that destroys the historic hamlet of Duloe.

Simon Goodship, 42, Duloe Lane

I would like to register my objection to the site known as Eaton Bank in Duloe shown below and ask you to pass it on to the Planning for the Future Team at Bedford Borough Council.

My objection is based on the following:
1. It was submitted one day before the consultation closed and there was no opportunity for residents to comment on it.
2. This is a rural location currently classed as open countryside. A recent neighbourhood plan survey clearly showed that residents (including ourselves) do not support extensive development in our parish. We value our parish for its quiet, rural environment, its wildlife and its countryside views.
3. This is a greenfield site on grade 2 agricultural land. We do not support the use of high quality agricultural land for housing development.
4. The local roads in Duloe are totally unsuitable for large scale development and widening the roads would damage the rural character of the hamlet. The approaches to St Neots on the Bushmead Road are through a residential area past a primary school and not suited to large increases in traffic. Further the access to the east through Eaton Socon/St Neots and west through Duloe are insufficient and unsuitable for construction and development, let alone occupation. The road through Duloe is narrow with no pavements and a number of bends, let alone a narrow single carriageway lane bottleneck.
5. The location is sufficiently far from a rail station that it would necessitate a car journey to access it. The bus service from Eaton Socon would necessitate a 20 minute walk to the bus stop at Meadowsweet followed by a 20 minute journey to the main rail station. People are far more likely to use their cars for a 10 minute drive to the station. Current trends are a majority of multiple vehicles per address.
6. The A1 has been the boundary between the urban area of Eaton Socon and the completely rural area to the west for 70 years. St Neots is already expanding with significant, planned urban extensions to the east; to add 3000 homes directly to the west would put unsustainable pressure on the services in St Neots and change the character of this market town. It would also cause coalescence of St. Neots / Eaton Socon and Duloe which is contrary to planning policy.
7. This site is directly adjacent to the A1. There has been talk for many years of upgrading the A1 in this area. A development here makes any improvements / widening in situ impossible.
8. The delivery of this site is likely to be slow as it will require careful planning with St Neots Town Council and Huntingdonshire District Council.
9. I am also concerned that the late submission of this site is a deliberate attempt to stifle the opportunity for public consultation and submission of opposing opinion.


Helen and Rod Thompson, Maye Cottage, Woodhouse Lane, Duloe

100% against the Eaton Bank proposal. This proposal seems to be built on greed and gives no consideration to the rural community of Duloe which it effectively finishes let alone the ever more valuable food producing land we will lose.

Philip and Bernadette Y. The Butts, Duloe

I would like to formally object in the strongest terms possible to the proposed development at Eaton Bank in its entirety. Having recently purchased a property in Duloe and investing significantly in it, my wife and I have committed ourselves to living in the hamlet, the open countryside and the lifestyle that affords. This ‘forever home’ plan would be devastated if the proposal were to be successful. The proposal of circa 2500 houses, on a hamlet of some 35 houses is obscene in the extreme and is grossly disproportionate, well beyond the Parish's neighbourhood plan, which has the overwhelming support from residents of the Parish.

The contentious nature of the plan itself has been underlined by the manner in which the plan was submitted into Bedfordshire council, for which I understand Staploe Parish Council will be filing a complaint, of which I support. I also find it highly inappropriate that the proposer of the plan was a councillor on the Parish council and able to influence views and the Council’s attentions, whilst at the same time had been preparing to submit these plans. It is perhaps not a conflict of interest, but it is certainly highly questionable conduct, despite the proposers subsequent resignation from the Parish Council.

To conclude, this is a plan that is grossly disproportionate, unwarranted, builds upon open countryside contrary to many of Bedfordshire councils own policies (as referenced by other resident’s complaints) and has been filed in a manner that brings the entirety of the planning process into disrepute and should be rejected in its entirety.

Pat Gough, 2, Duloe

To say I am devastated to hear of Richard’s selfish plans is a massive understatement. To consider a hamlet the size of Duloe for such a large development is unbelievable. The strain it will put on the community and its amenities is unthinkable. It’s already virtually impossible to get a doctor’s appointment or a hospital referral. My husband and I moved to this village 40 years ago with our young family and we have enjoyed every minute of the peace and quiet of village life. We worked hard over the years to achieve our goals as most people do. Sadly my husband passed away 2 years ago but he was content in the knowledge that he had provided for me. My only real asset is my house and home which now will be devalued as a result of submitting these plans. If permission is granted for this development the house will be unsellable. Who wants to buy a house in the middle of a construction project? I just can’t face the prospect of living with the noise, heavy traffic and air pollution for what may well the the rest of my live. Not to mention the anxiety and stress this has already caused for a whole village.


Miri and Simon Goodship, 42, Duloe Lane PE19 5HP

Dear Mrs Crawford,
I would like to register my objection to the site known as Eaton Bank in Duloe shown below and ask you to pass it on to the Planning for the Future Team at Bedford Borough Council.

My objection is based on the following:
1. It was submitted one day before the consultation closed and there was no opportunity for residents to comment on it.
2. This is a rural location currently classed as open countryside. A recent neighbourhood plan survey clearly showed that residents (including ourselves) do not support extensive development in our parish. We value our parish for its quiet, rural environment, its wildlife and its countryside views.
3. This is a greenfield site on grade 2 agricultural land. We do not support the use of high quality agricultural land for housing development.
4. The local roads in Duloe are totally unsuitable for large scale development and widening the roads would damage the rural character of the hamlet. The approaches to St Neots on the Bushmead Road are through a residential area past a primary school and not suited to large increases in traffic. Further the access to the east through Eaton Socon/St Neots and west through Duloe are insufficient and unsuitable for construction and development, let alone occupation. The road through Duloe is narrow with no pavements and a number of bends, let alone a narrow single carriageway lane bottleneck.
5. The location is sufficiently far from a rail station that it would necessitate a car journey to access it. The bus service from Eaton Socon would necessitate a 20 minute walk to the bus stop at Meadowsweet followed by a 20 minute journey to the main rail station. People are far more likely to use their cars for a 10 minute drive to the station. Current trends are a majority of multiple vehicles per address.
6. The A1 has been the boundary between the urban area of Eaton Socon and the completely rural area to the west for 70 years. St Neots is already expanding with significant, planned urban extensions to the east; to add 3000 homes directly to the west would put unsustainable pressure on the services in St Neots and change the character of this market town. It would also cause coalescence of St. Neots / Eaton Socon and Duloe which is contrary to planning policy.
7. This site is directly adjacent to the A1. There has been talk for many years of upgrading the A1 in this area. A development here makes any improvements / widening in situ impossible.
8. The delivery of this site is likely to be slow as it will require careful planning with St Neots Town Council and Huntingdonshire District Council.
9. I am also concerned that the late submission of this site is a deliberate attempt to stifle the opportunity for public consultation and submission of opposing opinion.

Gill and Tom Tagg, Prescott, Staploe PE19 5JA

Dear Mrs Crawford,
We would like to register our strongest objections to the site known as Eaton Bank in Duloe
shown below and ask you to pass these on to the Planning for the Future Team at Bedford
Borough Council (BBC).
Figure 1 Eaton Bank development. Source: Eaton Bank Vision Document p6, Thakeham.
Our objections are based on the following:
1. It was submitted some 10 months after the BBC Call for Sites closed and one day
before the Local Plan 2040 consultation closed. There has been no opportunity for
residents to comment on it.
2. This is a rural location currently classed as open countryside. A recent
neighbourhood plan survey clearly showed that residents (including ourselves) do
not support extensive development in our parish. We value our parish for its quiet,
rural environment, its wildlife and its countryside views.
3. This is a greenfield site on grade 2 agricultural land. We do not support the use of
high quality agricultural land for housing development.
4. The local roads in Duloe are totally unsuitable for large scale development and
widening the roads would damage the rural character of the hamlet. The
approaches to St Neots on the Bushmead Road are through a residential area past a
primary school and not suited to large increases in traffic.
5. The location is sufficiently far from a rail station that it would necessitate a car
journey to access it. The bus service from Eaton Socon would necessitate a 20
minute walk to the bus stop at Meadowsweet followed by a 20 minute journey to
the main rail station. People are far more likely to use their cars for a 10 minute
drive to the station.
6. The A1 has been the boundary between the urban area of Eaton Socon and the
completely rural area to the west for 70 years. St Neots is already expanding with
significant, planned urban extensions to the east; to add 3000 homes directly to the
west would put unsustainable pressure on the services in St Neots and change the
character of this market town. It would also cause coalescence of St. Neots / Eaton
Socon and Duloe which is contrary to planning policy.
7. This site is directly adjacent to the A1. There has been talk for many years of
upgrading the A1 in this area. A development here makes any improvements /
widening in situ impossible.
8. The delivery of this site is likely to be slow as it will require careful planning with St
Neots Town Council and Huntingdonshire District Council.
This is an unsustainable proposal that will destroy the natural countryside landscape, the
long countryside views, the local ecology and wildlife, some of which is rare and only found
in this and one other area of the UK. The reasons for this proposal’s unsuitability are very
similar to those of the Dennybrook proposal, and like Dennybrook, it fails to meet almost all
of the aspects of BBC’s Local Plan 2040 Vision.
The fact that it has been submitted cynically one day before the Local Plan 2040
consultation closed, prevents local residents expressing their views. If BBC now consider this
in their Local Plan 2040 review, then this is undemocratic and yet again a presumption in
favour of developers.


Stephen Kent, Falling Water House, Staploe PE19 5JA

Dear Mrs Crawford,
I would like to register my objection to the site known as Eaton Bank in Duloe shown below
and ask you to pass it on to the Planning for the Future Team at Bedford Borough Council.
Figure 1 Eaton Bank development. Source:Eaton
Bank Vision Document p6, Thakeham.
My objection is based on the following:
1. It was submitted one day before the consultation
closed and there was no opportunity for residents
to comment on it.
2. This is a rural location currently classed as open
countryside. A recent neighbourhood plan survey
clearly showed that residents (including ourselves)
do not support extensive development in our
parish. We value our parish for its quiet, rural
environment, its wildlife and its countryside views.
3. This is a greenfield site on grade 2 agricultural
land. We do not support the use of high quality agricultural land for housing
development.
4. The local roads in the area are totally unsuitable for large scale development and
widening the roads would damage the rural character of the area. Widening the roads
in the hamlet of Duloe is impracticable given the close proximity of housing to the
road.
5. The approaches to St Neots on the Bushmead Road are through a residential area past
a primary school and not suited to large increases in traffic.
6. The location is sufficiently far from a rail station that it would necessitate a car
journey to access it. The bus service from Eaton Socon would necessitate a 20 minute
walk to the bus stop at Meadowsweet followed by a 20 minute journey to the main
rail station. People are far more likely to use their cars for a 10 minute drive to the
station.
7. The A1 has been the boundary between the urban area of Eaton Socon and the
completely rural area to the west for 70 years. St Neots is already expanding with
significant, planned urban extensions to the east; to add 3000 homes directly to the
west would put unsustainable pressure on the services in St Neots and change the
character of this market town. It would also cause coalescence of St. Neots / Eaton
Socon and Duloe which is contrary to planning policy.
8. This site is directly adjacent to the A1. There has been talk for many years of
upgrading the A1 in this area. A development here makes any improvements /
widening in situ impossible.
9. The delivery of this site is likely to be slow as it will require careful planning with St
Neots Town Council and Huntingdonshire District Council.
10. It is my belief that we should prioritise the redevelopment of brownfield sites in our
town and city centres. The loss of product retail in our town centres provides a large
number of redevelopment opportunities.


Kevin and Jo Morrall, 24, Duloe Lane PE19 5HP

Dear Mrs Crawford,
I would like to register my objection to the site known as Eaton Bank in Duloe shown below and ask you to pass it on to the Planning for the Future Team at Bedford Borough Council.
My objection is based on the following:
1. It was submitted one dav before the consultation closed and there was no opportunity for residents to comment on it. Even up to the moment the consultation closed, this site did not feature on the interactive call for sites map (the Council's preferred method for the public to comment on individual sites). Even todav, 12 davs after the consultation closed, the proposed site does not feature anywhere on Bedford Borough Council's website. For the Council to claim that this site submission was part of the Local Plan Consultation that closed on 3rd Seotember, contravenes and contradicts every single aspect of the Council's own Statement of Community Involvement 2019. Though I oppose the development of this site I support the lawful assessment of it with a public consultation.
2. The proposed site for Eaton Brook contains 2 sites (930 and 931) submitted as part of the call for sites for the Local Plan consultation that closed on 3rd September. It is the same land owner for these sites and the entirety of the site proposed for Eaton Bank. Though the Eaton Bank Vision Document is dated 15t September and change control shows it as revision 00, this type of document takes a significant amount of time to produce, review and publish. As the call for sites only required top level information (size, location and approximate number of houses), sites 930 and 931 should have been revised or replaced at the earliest opportunity. The timing of the of submission (in my opinion) shows a blatant attempt by the land owner and developer to mislead the Council and the public as to the scope of the development, and in turn circumvent the planning process.
3. This is a rural location currently classed as open countryside. A recent neighbourhood plan survey clearly showed that residents (including ourselves) do not support extensive development in our parish. We value our parish for its quiet, rural environment, its wildlife and its countryside views.
4. This is a greenfield site on grade 2 agricultural land. We do not support the use Of high quality agricultural land for housing development.
5. i refute the claim made by Thakeham Developers regarding a net gain to biodiversitv. Biodiversity for a specific site is finite. and this site is so diverse that it is not biologically possible to increase it by 20%. Appendix 1 shows my response to site 455, this site is directly adjacent to the site proposed for Eaton Bank and my comments regarding the species that would be affected are directly applicable.
6. The local roads in Duloe are totally unsuitable for large scale development and widening the roads would damage the rural character of the hamlet. The approaches to St Neots on the Bushmead Road are through a residential area past a primary school and not suited to large increases in traffic_
7. The location is sufficiently far from a rail station that it would necessitate a car journey to access it. The bus service from Eaton Socon would necessitate a 20 minute walk to the bus stop at Meadowsweet followed by a 20 minute journey to the main rail station. People are far more likely to use their cars fora 10 minute drive to the station. This is further supported by Thakeham's only vision document. "All Thakeham homes will have a fast-electric vehicle charging point". Directly implying that Thakeham expects this development to add a minimum of 3000 cars to the regions road network.
8. The A1 has been the boundary between the urban area Of Eaton Socon and the completely rural area to the west for 70 years. St Neots is already expanding with significant, planned urban extensions to the east: to add 3000 homes directly to the west would put unsustainable pressure on the services in St Neots and change the character of this market town. It would also cause coalescence of St. Neots / Eaton Socon and Duloe which is contrary to planning policy. The very name for the development 'Eaton Bank' shows that this is both expected and intended.
9. This site is directly adjacent to the A1. There has been talk for many years of upgrading the A1 in this area. A development here makes any improvements / widening in situ impossible.

10. The delivery of this site is likely to be slow as it will require careful planning with St Neots Town Council and Huntingdonshire District Council.


Mark Potts and Soo Kelly, Orchard Cottage, Duloe

I would like to register my objection to the site known as Eaton Bank in Duloe shown below and ask you to pass it on to the Planning for the Future Team at Bedford Borough Council.

My objection is based on the following:

1. It was submitted one day before the consultation closed and there was no opportunity for residents to comment on it.
2. This is a rural location currently classed
as open countryside. A recent neighbourhood plan survey clearly showed that residents (including ourselves) do not support extensive development in our parish. We value our parish for its quiet,rural environment,its wildlife and
its countryside views.
3. This is a greenfield site on grade 2 agricultural land. We do not support the use of high quality agricultural land for housing development.
4. The local roads in Duloe are totally unsuitable for large scale development and widening the roads would damage the rural character of the hamlet. The approaches to St Neots on the Bushmead Road are through a residential area past a primary school and not suited to large increases in traffic.
5. The location is sufficiently far from a rail station that it would necessitate a car journey to access it. The bus service from Eaton Socon would necessitate a 20 minute walk to the bus stop at Meadowsweet followed by a 20 minute journey to the main rail station. People are far more likely to use their cars for a 10 minute drive to the station.
6. The Al has been the boundary between the urban area of Eaton Socon and the
completely rural area to the west for 70 years. St Neots is already expanding with significant,planned urban extensions to the east;to add 3000 homes directly to the west would put unsustainable pressure on the services in St Neots and change the character of this market town. It would also cause coalescence of St.Neots I Eaton Socon and Duloe which is contrary to planning policy.
7. This site is directly adjacent to the A1. There has been talk for many years of upgrading the A1 in this area. A development here makes any improvements I widening in situ impossible.
8. The delivery of this site is likely to be slow as it will require careful planning with St
Neots Town Council and Huntingdonshire District Council.
9. Bedford Borough Council recently rejected a planning application to build 3 houses in this area,their reasons were..”The proposed residential development would introduce an overly domesticated appearance to the site ... which would adversely impact on the existing agricultural and rural landscape character and the historic character and appearance of the location.The proposal is therefore contrary to policy 75,29 i), ii) and 30 i),of the Bedford Borough Local Plan 2030 and the aims of the National Planning Policy Framework 2019.”
Yet it's seems it's now okay for a development of some 2.5 to 3 thousand houses.



The following residents signed a copy of the letter below:

Adam Tarran, 48, Duloe PE19 5HP
Mr and Mrs Ginty, 35, Duloe PE19 5HP
Andrew and Tracy Purser, 32, Duloe PE19 5HP
Mrs F. A, Eason, Daneshill, Woodhouse Lane, Duloe PE19 5HR
Sue Benson, 46, Duloe, PE19 5HP
Samantha Bygraves, 30, Duloe PE19 5HP
P. Staughton, 28, Duloe PE19 5HP
Resident, 26, Duloe PE19 5HP
P. Matthews, 31, Park Road, Duloe PE19 5HP
Robert and Sheila Browning, College Farm Bungalow, Duloe
William Eason, 33, Rookery Road, Wyboston
Frances Brightman, 62, Duloe
Andrea Whitham and David Rawlins, East Cottage, Manor Farm Lane, Honeydon
Lucy Crawford, 33, Staploe PE19 5JA


I would like to register my objection to the site known as Eaton Bank in Duloe shown below and ask you to pass it on to the Planning for the Future Team at Bedford Borough Council.

My objection is based on the following:
1. It was submitted one day before the consultation closed and there was no opportunity for residents to comment on it.
2. This is a rural location currently classed as open countryside. A recent neighbourhood plan survey clearly showed that residents (including ourselves) do not support extensive development in our parish. We value our parish for its quiet, rural environment, its wildlife and its countryside views.
3. This is a greenfield site on grade 2 agricultural land. We do not support the use of high quality agricultural land for housing development.
4. The local roads in Duloe are totally unsuitable for large scale development and widening the roads would damage the rural character of the hamlet. The approaches to St Neots on the Bushmead Road are through a residential area past a primary school and not suited to large increases in traffic.
5. The location is sufficiently far from a rail station that it would necessitate a car journey to access it. The bus service from Eaton Socon would necessitate a 20 minute walk to the bus stop at Meadowsweet followed by a 20 minute journey to the main rail station. People are far more likely to use their cars for a 10 minute drive to the station.
6. The A1 has been the boundary between the urban area of Eaton Socon and the completely rural area to the west for 70 years. St Neots is already expanding with significant, planned urban extensions to the east; to add 3000 homes directly to the west would put unsustainable pressure on the services in St Neots and change the character of this market town. It would also cause coalescence of St. Neots / Eaton Socon and Duloe which is contrary to planning policy.
7. This site is directly adjacent to the A1. There has been talk for many years of upgrading the A1 in this area. A development here makes any improvements / widening in situ impossible.
8. The delivery of this site is likely to be slow as it will require careful planning with St Neots Town Council and Huntingdonshire District Council.

Object

Representation ID: 8903

Received: 30/09/2021

Respondent: Mr Peter Mills

Little Staughton Sites All General Comments
There are 8 highlighted sites in the village of Little Staughton on the list viewed, with a maximum development quantity envisaged of 85 Houses/builds.
Highlighting high level comments/objections are as follows, there are likely to be many more comments when/if plans are drawn up for approved development at some later stage.
• Village of this size with its own settlement policy I understand, if this quantity of houses were developed on top of building work undertaken in the last year or so would be totally excessive in my view and impact greenery, village life, roads and potentially impact rural location views etc.
• Twenty houses maximum or less, would still not be desirable, but maybe a compromise depending on where placed in the village.
• Farmland seems once again being given up for housing, if we have many houses and a lack of UK agriculture this is a serious risk for the future and surely impacts green credentials on many fronts, and some of the council objectives set out in the overall vision for the 2040 plan.
• The rate of development in Little Staughton has seriously increased of late, along with the impact to the countryside green spaces trees and wildlife. To develop at the suggested rate does not fit in with rural life, and will not be of positive benefit to villagers or the countryside being eroded by development.
• The village has a history of pathfinders base in the war and historic church on a hill, and also noted for its beauty and special wildlife, bats owls etc., and strong neighbourhood engagement, plus camping site for people wanting to get to rural living, this must not be spoilt as it an important reason for villagers living here, and holiday vacations tourist industry.
• We must have some limits on infrastructure if this is developed on this scale, assuming average of 3 bedrooms 255 new villagers requiring electric, sewerage, water an many then experiencing mobile phone signal issues, or will a phone mast then be required and sited as a village eyesore?
• The village pub and shops I would suggest are not geared for this increase, therefore would this drive further development in the village to need to be put in place, doctor’s surgery and increased shopping, negative impact to village character become more urban.
• Rural life should not be impacted by changing the face of the village, it is a rural location with farm machinery etc. constantly using narrow country roads, the village has enough traffic without more being introduced particularly on Spring Hill where people enter/exit drives..
• Many sites listed are giving up valuable green space views of the village, detrimental to country life in our view, and not fitting in with council vision for the future.
• Specific comment can’t find on map: Beaumont House development assume this would mean demolition of older houses (village character/history) with new dwellings, Church Lane leading up to the beautiful agent church would potentially have 15 dwellings visible when walking up this scenic country lane. We need to retain the balance of old and new properties to avoid changing village character, not just replace.
• One site mentioned opposite Grays Grove already has planning application underway, this has already come across some major issues, and is again taking up farmland.