Issues and Options

Wilstead: Wilstead is currently in the process of putting together a Neighbourhood Plan. Consultation should be undertaken with Wilstead Parish Council and the Neighbour Plan Group, to determine an acceptable level of housing development within Wilstead and suitable locations for it. It is important to maintain a clear division between Wilstead and Wixams, unhindered by development, to ensure that both villages maintain clear boundaries and are not subject to infill and housing sprawl, so that it becomes difficult to identify where one village starts and the other finishes. During the last consultation round on the Local Plan 2030, a number of very large sites along the A6 were submitted by developers for consideration (one almost opposite Wixams and another further south towards Briar Bank). If these sites are again submitted for consideration, they should be rejected, on the grounds that they would result in a large housing sprawl, with major traffic issues around the A6 and resulting in no clear boundary between Wilstead and Wixams. General: As a general point, in terms of where new development should be located, I strongly believe that new housing should be focussed on the urban part of Bedford. Whilst there is an urgent need for additional housing, the Borough needs to protect villages, villagers and village life from rampant development speculation, building houses that are unlikely to be affordable to those looking to get a foot on the housing ladder. There is a desperate need for housing which is both suitable and affordable for young people. This is best done in urban areas, with access to sites where smaller apartments can be built, with close links to transport, so people can commute easily to work; and near to entertainment venues and sites with possibilities for small employment start-up units. This option is also more environmentally considerate, with fewer car journeys required as a result. Promised infrastructure needs to be built before development, so that we don’t end up with issues similar to those we have experienced at Wixams, where much was promised, but the reality is somewhat different. Equally, we need a better focus on housing design and roads and parking within development, to avoid the scourge of verge parking and congested roads. Ultimately, the Borough needs to fundamentally rethink its approach to the Local Plan and develop one that the Bedford public will happily endorse and support, rather than one that gets grudging acceptance or at worst outright hostility.

No

We are required to assess the options against a background of considerable uncertainty. The pre-covid economic case can no longer be relied upon; in particular there is the probability of permanent changes in work and travel patterns, there are probable changes in the housing targets independently of any assessment of the above point and there is the clear possibility of a lengthy economic depression which will affect not just housebuilding rates but the deliverability of the necessary infrastructure upon which the plan must be based. There is also continued uncertainty over what is entailed in the “Oxford -Cambridge Arc” concept as well as the extent to which East -West Rail might play in terms of contributing to local transport infrastructure given that a station between Bedford and St.Neots/Tempsford currently plays no part in its planning. In summary, the objective of the new plan which is to “respond appropriately to longer term growth requirements” is something which cannot be met within the timescale set and we recommend that an amended timetable be sought. There also a need for design to be given a high priority (it shouldn’t just be where, it should also be what) and that this must be addressed during the preparation of this plan (either in the plan, or in a supplementary planning document). The planned growth must also support the regeneration of the town centre.

The Draft Vision states that Bedford will become greener and more sustainable. That aspiration needs to be met by a clear understanding that the previous plan’s strategy of allocating large estates to villages had the opposite effect as it has driven up car mileage: to the extent that this remains among the options this Draft Vision is just empty rhetoric.

I agree with this plan period

The Plan Period to 2040 is appropriate in the circumstances although because of the wide range of possible housing numbers, as referred to in Section 3, any period at this stage can only compound the uncertainty.

Nothing chosen

Of the options for growth we recommend an emphasis on Option 1 to be supplemented by the organic expansion of village settlements in accordance with neighbourhood plans. Not only does planned urban expansion allow for higher density housing, which meets the needs of a large proportion of our residents – particularly the younger residents, it also enables greener transport options which will reduce car usage when compared to scattered housing estates. It may be bad drafting but the “Orange” option of northern station growth has two unmentioned adverse problems. The first is that East-West rail has significantly shortened journey times as an objective and they have no plans for a station between Bedford and St Neots/Sandy. The second is that that the area referred to as the “north of Bedford” is a network of villages set in a rolling landscape that is one of Bedford’s assets and which is wholly without the road infrastructure that significant development would require. As mentioned above it is also not a green option.

Infrastructure must precede rather than follow development. Cheap public transport must be a priority and road networks and facilities designed accordingly.

As stated in the opening paragraph we regard this as baseless aspiration given the fundamental changes to work patterns now clearly in train.

No further comment

The plan must respond to the economic situation facing the town centre, particularly given the impact of Covid, and development across the Borough must support, and not detract from, the economic success of the town centre.

I agree

If we were free to go beyond national minimum standards then we would seek higher levels of thermal efficiency and require energy creation to be designed in to all homes via solar panels etc.