Site ID: 685
Site Assessment Pro Formas
Representation ID: 3871
Respondent: Mr Richard Bates
We support the identification of Roxton as a potential location for growth within the A421 Transport Corridor as set out in Growth Strategy Option 2d. Roxton benefits from excellent connectivity and close proximity to the proposed East West rail corridor.
We comment that Site 685 represents a suitable extension to the built form of the village and offers the opportunity to consider a comprehensive development that could incorporate improved facilities for the school as part of the master planning.
Site Assessment Pro Formas
Representation ID: 7545
Respondent: Bates Bros (Farms) Limited
Agent: Phillips Planning Services
Our client controls the Land South of School Lane, Roxton, which is being promoted through the Call For Sites Process, Site ID 685. This site is available for up to 300 dwellings.
The site can therefore contribute towards strategy Option 2d, as Roxton forms part of the eastern parishes of the Borough. Roxton has excellent connectivity to the A421 Growth Corridor, which is expected to see large levels of growth over the coming years.
The junction of School Lane with the A1 is being closed as part of the Black Cat to Caxton Gibbet Improvement Project. This is a committed project and the development consent Order is currently at Examination. With the closure of this access point, any new development will be served by the junction of School Lane with the High Street. Our clients commissioned Scott, White & Hookins Consulting Engineers to examine the junction capacity and they have confirmed that the cross roads junction can sustain an additional 450 dwellings.
Roxton is a rural settlement located adjacent to the A421 and the A1, and is recognised by the Bedford Borough Local Plan as being a Rural Service Centre. A number of services can be accessed by foot from the site, including a post office, church, village hall, a primary school, and employment opportunities, as well as several bus stops with frequent services to Bedford, St Neots and Cambridge. 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. Development of this site will contribute towards the long-term vitality of the settlement and viability of these services.
With the committed works to the Black Cat interchange likely to be completed before development would come forward, Roxton must be seen as a primary candidate for growth, with excellent connectivity, access to a high frequency bus service and expandable education provision.
In respect of education provision, the site adjoins the Primary School and could offer scope for expansion of the existing school provision. If both sites north and south of School Lane came forward for development the level of growth could support a two form-entry primary school, which will enhance the long-term viability of the education offering in the village.
It is also 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 Roxton and the surrounding areas. The site is being promoted for standard housing as well as self-build through the Call For Sites process and provides an opportunity to provide self-build plots in a location where they are required.