Local Plan 2040 Draft Plan - Strategy options and draft policies consultation

Object

Representation ID: 8062

Received: 03/09/2021

Respondent: Wilshamstead Parish Council

The NP Team fully supports the response from Wilshamstead Parish Council to the various Strategy options put forward by Bedford Borough Council for housing developments in the Borough.

These comments are made against the reported requirement of 12,500 dwellings in the Local Plan and we would wish to be given the opportunity to amend these comments if this quantity is adjusted in the future.

Specifically, the Parish Council and NP Team were surprised to read in the CPRE’s Bedfordshire Response Document that the planned allocation by Bedford Borough Council is larger, and in some cases much larger, than surrounding Local Authorities. The NP Team would seek confirmation that all these Local Authorities are using the same Government data in order to derive their particular housing needs. An explanation of why Bedford Borough is so much higher would be very useful for the Parish Council and NP Team in responding to queries from residents regarding the perceived Borough housing need and its allocation.

Wilstead NP Team would also need to be assured that Bedford Borough was working with other Local Authorities to ensure a coordinated approach. We would not want to discover, for instance, that Central Bedfordshire was proposing large-scale development on the edge of the village (e.g., south of Wixams) which would further impact on the unique character of our village.

In reviewing the Draft Local Plan 2040 the NP Team were conscious that they needed to promote the Vision and Objectives of the Draft NP. The Vision is as follows:

“To retain and enhance the countryside setting, friendly character, identity and relative tranquillity of the village of Wilshamstead.
Development opportunities will be sustainable and appropriate to the scale and nature of the village, respecting its historic, agricultural and rural character.”

There are only approximately 900 houses in the village (plus 196 park homes). Any substantial development would be totally counter to the above Vision.

In addition, substantial development would be contrary to almost all of the Objectives of the Neighbourhood Plan. Each is shown below with our comments against them, following review of the draft Local Plan:

1. To seek protection and enhancement of the countryside setting of the village, by ensuring separation from the urban edge whilst retaining access to the countryside.

Many of the sites identified on the edges of the village in the Development Policy Strategy Paper, if given planning permission, would reduce the green space between the village and neighbouring communities so that the unique character of Wilstead would be subsumed into an apparent large conurbation.

2. Identified green spaces, views and vistas and local wildlife habitats will be maintained and enhanced.
Most of the sites identified within the village in the Development Policy Strategy Paper are the very sites identified as important green spaces in the draft Neighbourhood Plan.

3. To identify, protect and enhance village heritage assets and key public spaces, ensuring that any future development is sympathetic to the existing rural character of the village.

Should there be any major development allowed It would most likely consist of estate-type development which would be out of character with the rural, multi-age, and mixed style of the current range of dwellings.

4. To ensure any future housing responds to local needs, is of a high standard of design, and fits well into the context of the village in terms of type, mix, scale and character.

Our experience with new housing, already permitted under the current Local Plan, has shown that the local community is not given preference for the allocation of housing. Indeed, the Housing Association managing the section of affordable housing within a new development has imported residents from Luton who, in some cases, have found it difficult to adjust to quiet village life.

5. To protect existing assets such as the school, village hall and other community buildings and spaces used for community events and encourage improvements in line with changing needs.
6. To improve the leisure and recreation opportunities for residents of all ages by maintaining and encouraging community activities and the provision of open space and children’s play facilities

Major development in the village would threaten the ability of these facilities and activities to respond to the increased demand. They were established by the village to suit the needs of the current size population.

7. To promote safe public streets and spaces; reduce traffic volumes through more accessible and beneficial sustainable transport links (including pavements, footpaths and cycle routes) and ensure appropriate parking solutions.
Any increase in traffic would overwhelm existing roads which already become very congested at school opening and closing times. Development would therefore be contrary to saved Policy 31 of the Bedford Borough Local Plan 2030.
A recent police survey of Cotton End Road, which is becoming increasingly congested by a combination of parked vehicles and speeding traffic, concluded that the number of vehicles in a week travelling at 35mph (the prosecutable limit) was 24.6% or 4,720 vehicles. It is understood that a large proportion of this traffic originates from outside the village and is an indication of how development outside of the village has in turn adversely affected the resources within the village.
No reference can be found in the Plan that would assist the Parish in this objective. Requests for assistance in improving pavements and introducing cycle routes have gone unheeded and parking on the roads and on pavements is becoming an increasing problem, resulting in single-track access in many locations.
8. To sustain and enhance the range of community and commercial activities and services in the village. Economic activity such as working from home and appropriate small-scale diversification of farm buildings will be encouraged.

We can see little in the Draft Local Plan to help with this objective


Wilstead is a rural community. It is vitally important to keep its rural feel by maintaining a large number of green spaces, strategic gaps between settlements and important views into the surrounding countryside.

Consultation on the Neighbourhood Plan demonstrated the value that local people place on the landscape and rural environment of the Parish. 95% of respondents agreed that the rural feel and access to the countryside are fundamental to the quality of life and community identity for Wilstead.

The village has consisted for centuries of separate “Ends” (e.g., Duck End, Church End, Littleworth). These should remain separate to preserve that heritage.

In addition, the existing, very stretched, “Ribbon Development” of Wilstead would not tolerate further development on its edges without these developing into separate communities in themselves or necessitating car journeys to the centre. We have a settled community and would not wish development to introduce separation. Any development would have to be more central.

Major development in Wilstead would necessitate people travelling by car into other communities, as these resources do not exist locally. Examples include:
 Schooling (insufficient places available locally)
 Shopping (local store cannot supply the range of goods required)
 Health facilities (none locally)
 Onward bus or train travel

There needs to be a distinct gap between Wilstead village and Wixams (to prevent “coalescence”) and between the communities of Wilstead, Elstow and Cotton End so that their historically separate identities are preserved. The potential size of any major development would threaten the very heritage of a village that is described in the Domesday Book.

Over 94% of respondents to the Neighbourhood Plan Questionnaire considered that maintaining a gap between the village and Wixams was ‘essential’ or ‘important’.

The village has consisted for centuries of separate “Ends” (e.g., Duck End, Church End, Littleworth). These should remain separate to preserve that heritage.

SECTION 5: CAPACITY OF EXISTING RESOURCES

The village has already had to accept development of 105 houses as its contribution to the Local Plan 2030. This is an increase of over 10% which has already threatened to overwhelm local facilities – e.g., local school and secondary school at Wixams, both of which are at full capacity.

Development cannot be in the direct path of water draining from the Southern escarpment (Greensand Ridge) or in the lower levels north of the village centre, which are shown on Water Authority documentation as at risk of flooding from drainage ditches.

Object

Representation ID: 8063

Received: 03/09/2021

Respondent: Wilshamstead Parish Council

We reiterate here points made by Wilshamstead Parish Council which we fully support.

Both Wixams and Wilstead are included in the draft Local Plan as “Key Service Centres”.
These KSCs are spread around the perimeter of Bedford with gaps between them. Only 2 KSCs are immediately next to each other i.e., Wixams and Wilstead separated only by the width of the A6.

Wilstead should not be a KSC. Its facilities are suited to the existing size of the village – not to any expansion e.g., there is no Primary School capacity, only one small shop and the bus service only covers part of the village and passes more than 800m from most residents

It is believed that the designation of “Key Service Centre” to Wilstead is based upon incorrect assumptions. For example, the village is shown in the Settlement Hierarchy document as having 3200 residents. This must be incorrect, as there are only approximately 1100 dwellings in the village and, of those, 196 are park homes for people over the age of 50. It is possible that the figure of 3200 relates to a population size including residents of Wixams; therefore, allocating Key Service Centre status to both Wixams and Wilstead is double counting some of the residents and some facilities. It is recognised that Option 2 does not take into account KSC designation but, nevertheless, the size of Wilstead vs other communities (and therefore its capacity to accept further development) must be more accurately assessed.

Another incorrect assumption is the presence of a part-time GP surgery. This no longer exists. A statement just received from Oliver Street Surgery in Ampthill is as follows: “We unfortunately had to close the branch surgery we used to hold at the Methodist church last year as the facilities are not fit for the purpose of a GP surgery.”

Also the bus service in the village is very limited and should not rate a high score: there is no East West service despite the village stretching nearly 2 miles in that direction. In addition, bus stops for the service to Bedford are located more than 800m from the majority of residents.

The above should mean that Wilstead be given Rural Service Centre status.

The Parish would submit that Wilstead is in a similar situation to Oakley, a Rural Service Centre, which sits in open countryside between Bromham and Clapham, both Key Service Centres.

Support

Representation ID: 8064

Received: 03/09/2021

Respondent: Wilshamstead Parish Council

The Neighbourhood Plan for Wilstead is being prepared to be in general conformity with the adopted Bedford Borough Local Plan 2030.

The Neighbourhood Plan has been in preparation since 2017 and has undergone extensive consultation with the community and stakeholders. The Draft Submission Neighbourhood Plan has undergone formal consultation from April to June 2021 and the comments received are currently being assessed and the final Submission Neighbourhood Plan is being prepared.

The Neighbourhood Plan includes policies to retain and protect the rural character of the Parish, to safeguard open spaces and prevent coalescence with Wixams, to ensure that new development is sensitively designed, and that housing is suitable, to retain historic features and community facilities, to encourage local businesses and to tackle parking and traffic issues.

Almost all of the sites identified within the village under the “Call for Sites” process have been listed as Important Green Spaces within the draft Neighbourhood Plan and the NP Team would be extremely concerned if any of these were suggested for development.
In addition, a large number of other neighbouring sites have been identified as important to maintain as “Strategic Gaps” to prevent coalescence with neighbouring communities. Comments against individual sites will be shown against all sites in our response to the “Site Assessment” document.

It is envisaged that the Neighbourhood Plan will be submitted to the Borough Council for publication and examination later in 2021. Referendum is likely to take place in early 2022 with the Neighbourhood Plan being made (adopted) shortly thereafter.

No housing allocations are being proposed in the Neighbourhood Plan, partly because the Local Plan 2030 did not require any allocations to be made, and partly because Wilstead has been subject to recent housing developments (over 100 houses). During consultation, residents reacted strongly against the notion of allocating any new developments of 10 houses or more, probably because of the existing level of new housing and a number of planning appeals that had been lodged in the Parish over recent years.

The NP Team recognises that it is important to monitor the Neighbourhood Plan and check that progress is made towards meeting its objectives and policies and to respond to changes in the planning policy background. The NP Team will consider
• if progress is being made to achieve the vision and the objectives of the Plan,
• if progress is being made towards the implementation of the policies in the Plan,
• if financial contributions available to the community arising from development are being targeted towards the identified plans and projects,
• if the Plan remains based on the most up to date information,
• if the Plan is being taken into account by Bedford Borough Council when determining planning applications.

The NP Team will seek to work in partnership with Bedford Borough Council to liaise on future development of the Parish and will monitor progress on the Local Plan review and will consider whether to review the Neighbourhood Plan in line with the emerging Local Plan Review 2040.

If the emerging Local Plan is likely to require Wilstead Parish to accommodate further housing development in the period from 2030 to 2040, the NP Team would prefer this requirement to be dealt with locally through a review of the Neighbourhood Plan which would allow much more local and focussed input from residents as to the location and type of development.

Support

Representation ID: 8065

Received: 03/09/2021

Respondent: Wilshamstead Parish Council

This document represents the considered response of Wilstead Village Neighbourhood Plan (NP) Team to the strategic proposals set out by Bedford Borough Council in their consultation conducted June to September 2021.

Wilstead Neighbourhood Plan Team believes that all of the Borough should contribute to the housing need identified in Bedford Borough Council’s Local Plan 2040.

We are supportive of sharing some development across the rural communities surrounding Bedford, together with development within the urban area. This sharing should include some development in the communities north of Bedford and should not concentrate solely on development along the A421 corridor.

We recognise that the A421, A6, East West Rail and Midland Mainline railway are travel corridors which would support development along part of their routes south of Bedford but would also point out that the A6, EWR and Midland Mainline go north from Bedford as well and therefore should attract their fair share of development along this part of their routes.

Wilstead is a relatively small village with a rich history and heritage and local residents are attracted to the village by its proximity to the countryside. This rural character must not be affected by large-scale development in the future. In particular we ask that the Settlement Hierarchy review takes into account the anomalies in what has been produced so far, and the relatively small size of the village (now that it is separated from Wixams).