Site ID: 1230

Object

Representation ID: 3775

Received: 24/08/2021

Respondent: Ken Cook

The proposal would in scale be beyond that which the services and facilities in Wilstead can cope. The scale and position of the development would cause access problems and it is very close to newly planted woodland which will be an important wildlife and walking site. The traffic caused by this development will be therefore a safety hazard

Object

Representation ID: 3854

Received: 26/08/2021

Respondent: Mr John Booth

I live in Dines Close backing on to farmland which has been submitted for possible building. The land is excellent arable land and in the 15 years i have lived here has produced a good crop of wheat and barley. At the present time the farmer as not sown a crop for 2 years and i understand is receiving a set a side payments in my opinion he should not be getting tax payers money thinking he is going to get planning permission for building. The land should be compulsory purchased and another farmer be allowed to grow crops. The site is a haven for wildlife with deer, pheasant, partridge, barn owl, bats, and many other species. The Village as a whole has not got the infrastructure to sustain the amount of building proposed.

Object

Representation ID: 3940

Received: 29/08/2021

Respondent: Mrs Linda Cook

This is too large a single site development and will create access problems .

Object

Representation ID: 4081

Received: 30/08/2021

Respondent: Mrs Wendy Snare

The entrance to this site appears to be next to the works at the end of Duck End Lane. The lane is single track, has no footpaths and has drainage ditches on either side. Currently there is a lot of traffic, including lorries and farm machinery, going to and from the various businesses at the end of the lane, so couldn't cope with any more traffic. I'm also concerned about the impact on local amenities and the increased risk of localised flooding.

Object

Representation ID: 4795

Received: 01/09/2021

Respondent: Mrs Caroline Brady-Watts

This is too big a development for a small village
We don’t have the infrastructure
It would not be in keeping we our village feel
Too much traffic on to small village roads

Object

Representation ID: 4796

Received: 01/09/2021

Respondent: Mrs Caroline Brady-Watts

We do not want big housing developments in a small village
The roads can’t cope with extra traffic
We do not have infrastructure to cope with this amount of housing
It is not in keeping with the area
Please leave some green spaces,

Object

Representation ID: 5096

Received: 02/09/2021

Respondent: Ms Ginny Ford

The development, when considered with allocations Elstow sites 3233 and 634 , would mean no gap between Wilstead and Elstow- that's unacceptable coalescence in the rural setting and landscape of these eastern clay vale villages and contrary to development guidelines in the Landscape Character assessment for Landscape 5E to retain open setting and prevent coalescence etc . The site also sustains good habitat for farmland birds.

Object

Representation ID: 5129

Received: 03/09/2021

Respondent: Wilshamstead Parish Council

Outside the Settlement Policy Area. Wilstead has consisted for centuries of separate "Ends" (e.g. Duck End, Church End, Littleworth). These should remain separate to preserve that heritage.

Object

Representation ID: 5512

Received: 06/09/2021

Respondent: Mrs Rebecca Darnton

Filling in large areas of countryside within the parish would change the whole nature of the village. Many, if not the majority of, people come to live in Wilstead because of the amenity offered by green spaces within the village as they no longer wish to live in urban areas covered by concrete.

Object

Representation ID: 5825

Received: 07/09/2021

Respondent: Mrs Hilary Ashby

I object to this site being included in BBC’s 2040 Local Plan for the following reasons:
• The proposed entrance to the site at the end of a single track lane.
• Development of this site will create a major traffic problems not only for the current residents of Duck End Lane but also the residents of any new development which is earmarked for 150+ houses. Trying to exit from Duck End Lane on to Bedford Road will be a nightmare
• In this area we are lucky enough to have wide variety of mammals and birds whose habitat will be threatened by this development. These include hares, deer, bats and barn owls which are seen daily. It is a known fact that barn owls next in the barns at Village Farm.
• Wilstead is a village consisting of ribbon development. Any further development at its ‘ends’ one of the ‘ends’ being Duck End Lane, would mean people having to get in their cars to access the centre of the village thus having a further environmental impact.
• The site is close to a flood plain. The existing drainage ditches cannot cope now never mind the additional strain any new development would put on the current drainage. With insurers becoming more reluctant to insure houses liable to flooding and charging exorbitant premiums, would these new houses sell?
• The development of the proposed site would not be in keeping with the character and history of the village. It is important to maintain Wilstead’s own unique identity.
• Wilstead’s current infrastructure cannot cope with more development.
• Development in Wixams is still on-going, Therefore Wilstead does not need more housing estates.

Object

Representation ID: 6044

Received: 09/09/2021

Respondent: Kler Group

Agent: Cerda Planning Ltd

Site 1230 – Duck End Lane, Wilstead
Question 1a – the site adjoins a settlement policy area and as such should be scored ‘+’ as per question 8b.
Question 2b – the site has been the subject of a previous planning application, and a more recent promotional document has been prepared (appended to these submissions). Birds have been found at the site, but no other protected species (bats, GCN, reptiles, Badgers) have been found. The development of the site provides the opportunity to enhance existing habitat as well as create new habitat of greater value to wildlife. An ecologically guided management plan should be implemented in order to maximise the biodiversity value of the habitats and features retained by the scheme. Sensitive management of woodland, wetland, and hedgerows would provide the most benefit. Retained hedgerows could be bolstered and enhanced by planting additional native species to increase species richness. As such the site should be scored ‘+’.
Question 2c – the site has the ability to achieve net gain through an ecologically guided management plan in order to maximise the biodiversity value of the habitats and features retained by the scheme. As such the site should be scored ‘+’.
Question 4a - Historic England had no comment on previous residential proposals and the Conservation Officer considered that ‘in terms of access and the principle of development on the site the proposal would result in less than substantial harm to the setting of a number of heritage assets and the degree will depend on these details’. As there was no built heritage reason for refusal of the scheme and not considered to be contrary to any local policies relating to built heritage, this suggests that the less than substantial harm to the identified built heritage assets from the development of this site was considered to be acceptable with regard to paragraph 196 of the NPPF. There were no archaeological grounds for refusal of the application on this site. As such the site should be scored ‘+’.
Question 11a – given the area proposed for development is located wholly in FZ1 the site should be scored ‘+’.
Question 15f – this site would be accessed via Site 1229 – submitted separately to the call for sites exercise. The previous application in relation to the proposed development of Site 1229 proposed that the development be accessed via two new simple T-junctions, which was accepted by the Highways Officer. The same access strategy would be appropriate for any new development proposal and the works are therefore replicated. Footways would be provided along the site frontage, connecting the two access junctions and extended east to connect with the existing footway adjacent to Cawne Close. As such the site should be scored ‘+’.
Contaminated land – the site is greenfield, and in any event is not contaminated. No issues were previously identified in the earlier planning application or appeal in relation to ground conditions. As such the site should be scored ‘+’.
Noise - the potential noise constraints in terms of the existing and proposed noise sensitive receptors, will be the noise from traffic using the local highway network. A search of the area has identified that H Maskell and Son operate an industrial site just north of the site. They are an engineering company and manufacture boilers. Operations include plasma cutting, mobile welding and metal fabrication. Noise from these operations could have an adverse impact of the future receptors of the development. Various acoustic design options and mitigation measures for a future development can be considered during the initial site master planning, through building orientation, internal layout, setback, landscaping or barriers, glazing and ventilation. It is likely that if any façade treatment is required this will be for a limited number of units, located nearest to the main sources of noise. It is considered that the majority of a future development will benefit from screening providing by these structures and are therefore unlikely to need onerous façade mitigation. As such the site should be scored ‘+’.

Object

Representation ID: 6482

Received: 13/09/2021

Respondent: Mr Christopher Ashby

Objection to Site 1230 Duck End Lane, Wilstead.

I object to this site being included in the 2040 Local Plan for the following reasons:

• The proposed entrance to the site is via Duck End Lane which is a single-track road with limited passing places and an industrial farm housing several other businesses at its end. Heavy vehicle movements in the lane already causes a hazard. Building a housing development with 150+ houses having to use this lane will cause traffic chaos.

• Residents of any new development on this site would not have easy access on foot to the centre of the village which would result in further use of motor vehicles increasing the parking issues in and around the roads adjacent to the village crossroads. Not environmentally friendly.

• Duck End Lane and the adjacent fields are known to flood with the existing ditches and land drains struggling to cope even now. With global warming and the prediction of a wetter climate causing more regular flash floods, the concreting over of such a vast area of green spaces must be considered and avoided in this area.

• A wide variety of mammals and bird habitats will be threatened by this development including Hares, Deer and Bats. Barn Owls which are seen most evenings and are known to nest in the barns at Village Farm.

• The proposed site is outside the Settlement Policy Area for Wilstead and which is intended to be kept as countryside. Wilstead is a rural community and it is vital to maintain its rural feel with green spaces and strategic gaps between settlements. This will effectively join Wilstead to ‘Duck End’ which goes against Bedford Borough policy of keeping ‘Ends’ separated to preserve their heritage. It would be out of keeping with the existing character and considerable history of Wilstead and its community.

• Wilstead cannot cope with more development.

Object

Representation ID: 7778

Received: 22/09/2021

Respondent: Mr Christopher Ashby

I object to this site being included in the 2040 Local Plan for the following reasons:
• The proposed entrance to the site is via Duck End Lane which is a single track road with limited passing places and an industrial farm housing several other businesses at its end. Heavy vehicle movements in the lane already causes a hazard. Building a housing development with 150 plus houses having to use this lane will cause traffic chaos
• Residents of any new development on this site would not have easy access on foot to the centre of the village, which would result in further use of motor vehicles increasing the parking issues in and around the roads adjacent to the village crossroads. Not environmentally friendly.
• Duck End Lane and adjacent fields are known to flood with the existing ditches and land drains struggling to cope even now. With global warming and the prediction of a wetter climate causing more regular flash floods, the concreting over of such a vast area of green spaces must be considered and avoided in this area.
• A wide variety of mammals and bird habitats will be threatened by this development including hares, deer and bats. Barn owls which are seen most evenings are known to nest in the barns at Village Farm.
• The proposed site is outside the Settlement Policy Area for Wilstead and which is intended to be kept as countryside. Wilstead is a rural community and it is vital to maintain its rural feel with green spaces and strategic gaps between settlements. This will effectively join Wilstead to ‘Duck End’ which goes against Bedford Borough policy of keeping ‘Ends’ separated to preserve their heritage. It would be out of keeping with the existing character and considerable history of Wilstead and its community.
• Wilstead cannot cope with more development.