Issues and Options

The vision states that development within rural communities will have been achieved purely through neighbourhood plans. It would appear premature to include this point within the vision in advance of determining the borough’s development strategy and approach to growth, particularly given that the second reason given for the requiring this review, is that the 2030 Local Plan relies upon Neighbourhood Plan sites, and the review allows the council to intervene to ensure that house building rates are maintained. Furthermore, the plan period exceeds that of the Neighbourhood Plans so it needs to facilitate growth in the rural area for when these plans come to end. The Council has put too much focus on Neighbourhood Plans delivering growth in the rural area. The vision should also encourage suitable windfall sites in the rural area to assist with maintaining the long-term sustainability of these settlements and their services, rather than just relying on Neighbourhood Plans. This is particularly important in areas which are not preparing a Neighbourhood Plan otherwise this will create inconsistencies in growth across the Borough. It is important that all settlements are given the opportunity to grow proportionately in order to enhance or maintain their vitality as required by the NPPF and Planning Practice Guidance on rural housing. Although referencing East-West Rail and improved connectivity to Oxford and Cambridge, it is considered that the vision should include and elaborate on how it will have supported and contributed to the ambitious growth objectives within the Oxford to Cambridge Arc.

I agree with this plan period

As has been set out, the examination of the 2030 Local Plan established that the requirements for this ‘immediate’ review is to address the development ambitions of the Oxford – Cambridge Arc and to maintain adequate house building rates in the context of the Inspectors noting that the 2030 Local Plan relied on Neighbourhood Plan housing sites. Although it is acknowledged that it will challenging, it would appear logical to suggest that the plan period should correspond with the growth ambitions of the Oxford – Cambridge arc, and accordingly it is considered that the plan period should be extended to 2050.

Grey– Dispersed growth

On behalf of the identified client’s, we advise they would support the Dispersed Growth option which allows growth to be distributed proportionally throughout the Borough. We agree that the majority of development will still be focused around Bedford but growth will also be allocated proportionally in other settlements. This will ensure that no particular area will be overburdened with development whilst enabling the benefits of development to be shared throughout the Borough. This will help to increase and maintain the vitality of settlements in the rural area. We disagree that this strategy would not facilitate employment growth provided this is directed to the most appropriate locations. This would also provide new rural employment opportunities and facilitate the expansion of existing sites. The majority of new infrastructure will be focussed in and around Bedford but a proportional amount can be accommodated in the rural areas so those communities can also benefit. It is important that the Plan is not overly reliant on larger scale strategic sites as these will tend to come forward later in the plan period. Small sites have the advantage of being able to be delivered quickly and their allocation will enable the Council to boost housing supply in the early years of the Plan which will help meet the ambitious housing trajectory. The Council need to have a 5 year supply or housing land when the plan is adopted and the inclusion of a sufficient number of small sites will help them to achieve this in the early years while larger scale sites come on stream. Housing in sustainable locations in the rural area also helps to support services, some of which may located in nearby villages, and this is supported by the NPPF. Small sites in the rural area are also important for the delivery of affordable housing. Affordability is worsening in the rural area due to a shortage of supply. There is less likely to be affordable housing in villages without new allocated development so affordability will continue to worsen unless a sufficient number of small sites are allocated. The following sites were submitted as part of the Call For Sites process and are suitable for small scale development in the rural area: • Myers Hill Farm, Bolnhurst • Land At West End, Little Staughton • Land Adj 14 Box End Road, Kempston Rural • Land At Northampton Road, Bromham • Land At 138 Milton Road, Clapham • Land At Church End, Willington • Land South Of Keeley Lane, Wootton • Land Adjacent Town Lot Lane, Felmersham • Land To The West Of 52 Keeley Lane, Wootton • Land East Of Box End Road, Bromham • Woodland Manor Hotel, Clapham • Land North Of Cornfilelds Public House, Colmworth • Land At The Rear Of Cornfileds, Colmworth • Land East Of Vicars Close, Biddenham • Top Farm, Wyboston • Land North Of Home Farm, Renhold

Infrastructure including education, health, transport, community facilities and open space are considered key considerations in the delivery of growth in Bedford Borough.

It is considered that the location of new employment sites should correspond to the development strategy, ensuring that they are in accessible locations and well associated to the locations of growth.

Providing growth along and around the strategic connections between Oxford and Cambridge (e.g. A421 and East-West Rail) are considered key to acting as draws into the Borough and increasing the value of its economy.

I agree

It is considered that the provision of guidance for developers on how to respond to climate change would be useful in providing clarity on the expectations of the Council on this matter. It is considered that any guidance should focus on matters of planning rather than duplicating requirements covered by alternative regimes such as Building Regulations.

It is considered that the Council is best placed to determine whether there is evidence that house building within the Borough is required to go beyond new national house building standards.

It is not considered that existing planning polices fail to cover important national or local issues on the protection and enhancement of the natural environment.

There are not considered to be any matters addressed in new Government guidance which is not adequately covered by existing policies or referenced within the Issues and Options Consultation document. Further matters may come to light upon publication of the first detailed draft of the Local Plan Review.