Site ID: 1332

Object

Representation ID: 5311

Received: 03/09/2021

Respondent: Mr Jonathan Pelham

A600 already predicted to be saturated even without this development.
It would also inhibit Cardington airfield aerospace use.
Shortstown parish council also object to this site proposal.

Object

Representation ID: 5326

Received: 03/09/2021

Respondent: Mr Jan Wiegratz

Poor access to public transport, especially rail, car access into Bedford from South of A421 already subject to significant delays during peak hours.

Support

Representation ID: 8847

Received: 29/09/2021

Respondent: Mr Alex Simpson

Agent: Bidwells

This Issues and Options representation is made on behalf of Mr Simpson who has land interests at Cotton End, Bedford.
1.2 The wider site was put forward for consideration through the Call for Sites process in 2020 as two separate parcels setting out alternative options for development (Site ID: 1332 and 1337).
1.3 The Strategy Options document that is being consulted on was prepared ahead of the publication of the revised National Planning Policy Framework 2021 (NPPF). A requirement was introduced within Paragraph 22 of the revised NPPF for Local Plans proposing new settlements or urban extensions to towns/villages to be set within a vision which looks at least 30 years ahead. Paragraph 22 will apply to the Bedford Borough Local Plan based on the transitional arrangements that have been put in place and as a result, the Council will need to undertake additional work to establish a longer-term vision for the Local Plan 2040.
1.4 Mr Simpson, as the sole landowner, is promoting land at Cotton End, Bedford as a location for mixed-use development in the Local Plan 2040. Overall Mr Simpson is promoting, 78.83 hectares of land within this location.
1.5 The site was presented as two separate parcels as part of the Call for Sites process. A wider, more strategic land parcel that covers some 56.44 hectares and a smaller site for 21.39 hectares that is considered suitable for the more immediate period. Although many of the points raised in the submission will be similar for both land parcels, the phasing and timeframe for the land coming forward would be different and as such we request that both sites are considered separately.
1.6 This representation sets out a number of comments and concerns in relation to the proposed strategy set out in the Draft Strategy and Options Document as they affect Mr Simpson’s interests.
Land at Cotton End, Bedford – Larger Site 1332
1.7 This site is circa 56.437 hectares (139.46 acres) and is located to the east of the A600 (High Road) which runs from the A421 / Bedford south towards Chicksands and Shefford.
1.8 The site is currently in agricultural use (arable and pasture) and is shown in the below plan.
Bedford Borough Local Plan 2040 Draft Strategy Options
Page 3
1.9 The site is largely unconstrained. It has no topographical constraints and it is not subject to any landscape or heritage designations. Where constraints have been identified these can be appropriately mitigated through the design process. For example, the majority of the site is within Flood Zone 1, but there are some limited areas of Flood Zone 3 and 2 within the site; development would not be proposed for the flood risk areas and a comprehensive flood risk assessment would be undertaken so that the masterplan would be able to plan appropriate uses for the risk areas.
1.10 Given nearby heritage assets, to support the site promotion, an Initial Heritage Appraisal has been prepared by the Bidwells Heritage Team and submitted with the initial Call for Sites. Although there are a number of assets within the local surrounding area, the location and significance of many of them results in them having no perceptible individual relationship with the proposed site. The initial assessment of the potential impact considerations of the proposed development states:
● “The retention of the open space to the north will allow for existing contribution the site makes to the sheds to be retained. It also helps to strengthen the character of the historic airfield, which provides a significant contribution to the setting of the sheds (directly to the north of the site) and allows a feathering of open space into built form to be sensitively achieved. This open space will also allow for the former winch shed, huts and tethering points to retain a visual connection with the sheds retaining their group value.
● The allocation of the site provides a significant opportunity for the winch shed and huts to be brought back into a long-term viable use. This use could potentially have a community focus, which would allow for a greater public appreciation and understanding of their historic connection with the sheds to the north.
● Partial loss or erosion of the open setting of the identified heritage assets within Cotton End (21 High Road, Manor Farmhouse and dovecote). This will result in a slight reduction of the wider rural context of the assets; however, this loss can be mitigated through the inclusion of buffers of open space and/or enhanced landscaping along the western side of the site, where appropriate, as well as the potential for green corridors through the site to retain a connection to the wider landscape. It is evident that short, medium and long-range views of the sheds could be retained through the careful placement of development.”

1.11 Overall, it can be determined at this stage that, any harm to the setting of the surrounding assets that would arise would be “less than substantial” in terms of the NPPF, and the proposed scheme would bring forward potential benefits including bringing the former winch huts etc. into a long term and viable use.
1.12 The site is well located to the north-east of Cotton End and is close to the existing facilities contained within the settlement, including the Cotton End Forest School and a public house/restaurant.
1.13 The site has the potential to connect to an existing road through the creation of new access points. The site is just two miles from the A421 which forms an important ‘corridor’ linking the A1 to Milton Keynes and the west, this is a vital connection and an area with significant employment opportunities and further growth planned. The A428 to the east is soon to be upgraded and will form an improved road link towards Cambridge. This site is therefore well located along the strategic rail and road corridors that are being developed to help movement through the Arc.
1.14 An existing bus service can be utilised from bus stops within walking distance of the site, with hourly services running between Bedford and Hitchin. There are two existing Public Right of Way (PROW) that run east to west on the site. The first runs in a north-easterly direction from High Road towards Southill Road and the second runs from Hermitage Gardens in a north-easterly direction to Southill Road.
1.15 It is envisaged that the site would provide a mix of uses. This site is suitable for some 990 dwellings, this is based on a density of 35 dwellings per hectare and an assumption 50% of the site would be developed for not residential uses, including open space, employment and community uses.
1.16 In addition to the residential element, it would be possible to accommodate approximately 2.5 hectares of employment land supporting the employment offering in this area, and a mixed-use area of 1 hectare to accommodate local facilities; this could be a small convenience store, local sports centre or health centre etc. meeting local needs and reduce the need to travel for the existing and proposed residents and employees in the area.