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

Object

Representation ID: 5613

Received: 07/09/2021

Respondent: Brian Currie Ltd

Agent: Aragon Land and Planning

The current plan policy in the BBLP 2030 which was adopted in January 2020 plans provides polices and allocations until 2030. However, employment and the nature of the local economy has seen significant changes with regard to the needs for employment in the region and Bedford Borough. Some of these changes have also been influenced by the Pandemic which has resulted in a number of employment changes, including a significant growth in home working. The trend locally has also seen both a significant increase in large warehouse development on the edge of Bedford/A421 and second, very little or new employment in the older and historic employment areas whilst some re use has occurred very little inward investment in new build has taken place. There have been notable changes of use away from employment uses to retail and leisure opportunities within these historic employment areas as the market readjusts to try and re use some of these sites. Bedford with its connections to the M1 and A1 and central location is also well positioned to provide for logistics. The Pandemic has highlighted the importance and value of logistics and with retail changes this continues to be change in the type of employment being delivered.

Object

Representation ID: 5614

Received: 07/09/2021

Respondent: Brian Currie Ltd

Agent: Aragon Land and Planning

A considerable number of the existing employment sites are simply not suitable for modern employment use and portfolio of employment sites needs to be increased to encourage the economic diverstity required for sustainable growth. The employment study confirms it has not taken account of the vacant stock and this is a weakness in the conclusions then enshrined in the Issues and Options. The vacancy of the sites indicates not a lack of interest, but a lack of suitability.

Object

Representation ID: 5615

Received: 07/09/2021

Respondent: Brian Currie Ltd

Agent: Aragon Land and Planning

The options for growth identified as 2a, 2b, 2c and 2d seek new settlements at Wyboston and or Little Barford. In conjunction the EEH transport study provides a framework across the region for transport growth. The strategy at 3.22in the employment study identifies that freight and logistics needs continue to be met. In conjunction with the East West rail link, the dualling of the A421 within this eastern area which will see considerable growth and further opportunities for growth. The Employment Study at para 9.6 recognises the importance of this new infrastructure. However it needs to consider that some employment uses are not well suited on business parks and can be better provided away from residential areas. It is also important in a borough which has significant rural area that employment allocations on or near rural settlements, as well as being sustainable do represent a useful supply for a balanced portfolio of employment sites.

Object

Representation ID: 5616

Received: 07/09/2021

Respondent: Brian Currie Ltd

Agent: Aragon Land and Planning

6.1 to 6.12
Some of this B8 demand is described as “footloose “and it will not all be achieved within Central Bedfordshire. It is likely this further footloose demand around the transport interchanges can be expected to continue and again will contribute to employment supply and this further weakens the need for these smaller older central sites to remain as part of the employment supply.

The infrastructure changes with the A421, the East-West rail link will see a much wider opportunity to locate employment and distribution around these hubs which are significantly better served for more up to date forms of employment and closer to transport links. This would also follow the qualitative factors the employment study identifies at 9.10, for example,

Sites should have few constraints on development. They should have good access to strategic transport routes (road and rail). The height or massing of individual buildings should not be an overriding issue.

The Employment Study needs to take a more critical look at the existing employment vacancy and how realistic it is for sites having remained vacant to realistically contribute to employment land supply. This vacant land needs to be taken out the supply figures and new sites such as land at Bedford Road Roxton allocated or the area identified as one supporting further logistics and warehouse growth.