Site Assessment Pro Formas

Object

Representation ID: 8088

Received: 02/09/2021

Respondent: Huntingdonshire District Council

Huntingdonshire District Council object in principle to the potential new settlement at Wyboston
(known as Dennybrook Garden Village). The closest elements of the proposal immediately adjoin the
western side of the A1 either side of Bushmead Road and would be situated within 100 metres of
the western edge of St Neots which gives rise to significant concerns over the many impacts it would
be likely to have for local residents.
Huntingdonshire District Council is extremely concerned about the long term intended scale of the
proposed development at Wyboston (Dennybrook). It is noted that the developer, Taylor Wimpey,
submitted the site to Bedford Borough Council for 7,500 - 10,150 new homes. It is noted that the site
has however been included within three of Bedford’s preferred options for 2,500 new homes. This is
significantly less than the developer’s intentions for the site. The consultation material is unclear on
the justification for this reduction to 2,500 homes and the implications a reduced quantum of
development would have on the infrastructure and services capable of being provided.
Huntingdonshire District Council is very concerned about the feasibility of delivering just the reduced
scheme as it would be unable to provide sufficient infrastructure to meet all locally generated needs
and so would, in all probability, place extra demands on service provision within St Neots to the
detriment of their accessibility by local residents. It would be beneficial to gain clarity on Bedford
Borough Council’s long term ambitions for Dennybrook and whether the intention for the longer
term strategy beyond 2040 would be for continued expansion to a scale more aligned to the
developer’s stated intentions.
The Bedford Borough Transport Model: New Settlement West of Wyboston (April 2021) specifies
that it considered three development scenarios without and with proposed mitigation measures for
Wyboston (ranging for 2,500 to 5,150 new homes at Dennybrook by 2040 and up to the maximum
proposed settlement size of 10,150 dwellings by 2050). This reinforces the Council’s apprehension
over the long-term intentions for Dennybrook. This assessment leads to several detailed concerns,
namely:
• Paragraph 2.4.2, further explanation is required why ‘no employment has been assumed to
be associated with the proposed development for this assessment’. A development of this
potential scale in any of the scenarios should incorporate a mix of uses in order to support a
balanced and sustainable community. To assess the potential journeys and impact that
employment development may have on the transport network is essential to understand
comprehensively the mitigations required to make a scheme acceptable in highway terms.
• Figure 3.2 shows that without the proposed mitigation measures the traffic generated by
the proposed Dennybrook development is forecast to primarily use routes to the south of
the development towards Roxton and onto the A1 / A421 Junction, to the west towards the
north-east of Bedford town and the A6, and to the north to access St Neots via Bushmead
Road or Duloe Road. However, Figure 3.3 shows that the mitigation would increase traffic on
the northern roads Bushmead Road and Duloe Road in AM Peak hour (08:00 to 09:00) in the
2050 Dennybrook scenario, with paragraph 3.3.4 stating that the pattern of forecast
development traffic is not significantly altered by the proposed mitigation measures.
Implementation of Dennybrook will not be acceptable without adequate highway and nonmotorised
user infrastructure improvements to fully mitigate its impacts.
Figure 3.5 shows an increase in the forecast flow change from that forecast in the 2030 Local
Plan scenario to 2050 even with mitigation in the AM peak hour (08:00 to 09:00) along
Bushmead Road will worsen. This is unacceptable.
• Figure 3.11 shows the forecast volume-capacity ratio change from that forecast in the 2030
Local Plan scenario to 2050 including mitigation, AM peak hour (08:00 to 09:00). It shows
that there is a larger change on Duloe Road, Bushmead Road, Monarch Road and Nelson
Road within St Neots raising concern over the impact on residents along these routes.
• Table 3.6 shows an increase in delays to Bushmead Road / Staploe Road and Bushmead
Road / Duloe Road even with mitigation. Table 3.7 again shows significant impacts in terms
of increased delays which would be unacceptable, as such further mitigation measures
should be explored. If adequate mitigation cannot be incorporated within the scheme then
it would indicate the scheme cannot be successfully delivered.
Should the development strategy at the next stage of the Local Plan preparation include the
proposed development at Dennybrook further assessment will need to include substantially more
detailed consideration of the mitigation measures required to accommodate travel demands arising
from the potential new settlement and its resultant impacts.
The potential development at Wyboston is not well connected to existing public transport routes nor
will it be to the preferred route option for East-West rail where a new station is expected along the
East Coast Mainline Railway between St Neots and Sandy. Without thorough consideration and
incorporation of sustainable and safe modes of transport connecting the settlement to such
transport hubs, it is likely to result in increased trips being made by private cars. The reliance on the
A1 for transport and the impact of development on the capacity along the A1 is of concern,
particularly regarding the impacts on the Buckden roundabout for which mitigation works are
required in response to locally proposed development. In addition, the potential delays in journey
times arising from increased vehicle movements along the A428 and consequent delays and
congestion within St Neots would detrimentally affect residents and businesses of St Neots. The
impact this would have on air pollution and air quality is particularly important as central St Neots
contains an Air Quality Management Area. Huntingdonshire District Council is concerned that this
could exceed acceptable thresholds of air pollutants and harm the health of Huntingdonshire
residents, this would also be contrary to national policy on air quality and climate change.
The location and quantum of employment floor space within the site are of concern, particularly in
relation to the impact on the vitality and viability of the Established Employment Areas within St
Neots, especially those to the south (Howard Road Industrial Estate, Little End Road/ Alpha Drive
Business Park and Colmworth Business Park). The proposal is highly likely to impact upon the vitality
and viability of existing employment areas within St Neots and careful consideration must be given
to promoting a sustainable and complementary mix of uses within the proposed new settlement
should the proposal move forward.
The proposed new settlement is an extensive predominantly greenfield site comprising land of
highest quality agricultural value. Alternative options which prioritise the use of previously
developed land should be fully explored before this site is included in Bedford’s future development
strategy. The site may have detrimental impacts on the designated Lower Great Ouse River Valley
green infrastructure network opportunity zone (policy AD24 of the Bedford Local Plan to 2030). All
possible avenues to avoid this should be explored before any mitigation options are considered. All
opportunities to deliver biodiversity net gain within the scheme should also be investigated and
secured.
In conclusion, Huntingdonshire District Council have considerable concerns over the long-term
potential scale of the scheme and object to the potential allocation of Wyboston (Dennybrook) as a
strategic scale location for growth based on the significantly detrimental impact on St Neots in terms
of increased demands on infrastructure, proximity of development, substantial landscape impact,
traffic generation, air quality, climate change and detrimental outcomes for Huntingdonshire
residents and businesses.

Object

Representation ID: 8089

Received: 02/09/2021

Respondent: Huntingdonshire District Council

Huntingdonshire District Council equally have several points of concern and observations about the
potential new settlement at Little Barford. It is located approximately 500m south of St Neots with a
proportion of its northern and eastern edges aligning with Huntingdonshire’s district boundary.
Huntingdonshire District Council are concerned about the long term intended scale of the proposed
developed at Little Barford. It is noted that the site was submitted to Bedford Borough Council for
3,385 – 3,955 new homes. The site has however been included within three of the preferred options
for 3,085 new homes. Based on the consultation material, justification for the reduction in this figure
to 3,085 is unclear as a reduced quantum of development would have an impact on the
infrastructure and services capable of being provided within the scheme and thus increase pressure
on services and infrastructure within St Neots detrimentally impacting existing residents.
It is also noted that two other sites were submitted to Bedford Borough Council around Little
Barford on either side of Barford Road for a combined total of 1,385-1,645 new homes, but it
appears that only the site at Top Farm (land east and west of Barford Road) for 3,385-3,955 new
homes is included within the preferred development strategy options.
Huntingdonshire District Council is concerned about the feasibility of delivering the Little Barford
new settlement and whether it will be able to provide sufficient infrastructure to meet all locally
generated needs. If adequate infrastructure is not provided on the proposed development this
would likely place extra demands on service provision within St Neots to the detriment of their
accessibility by local residents. Moreover, the Little Barford new settlement heightens the risk of
coalescence which must be avoided through measures such as very substantial landscaping including
landscape buffers to retain a physical and perceptual separation from Little Barford to St Neots. To
assist in addressing these concerns, it would be beneficial to gain clarity on Bedford Borough
Council’s long-term ambitions for the Little Barford new settlement and the adjoining land
submitted during the Call for Sites consultation.
Huntingdonshire District Council acknowledge that this site is likely to benefit from being in closer
proximity to a new East-West rail route where a new station is expected along the East Coast
Mainline Railway between St Neots and Sandy and thus has greater potential to incorporate
sustainable modes of transport. However, there is still uncertainty on the location of an East-West
railway line station and when it may be delivered. Additionally, there is also the timing and delivery
of the proposed realigned A428 route which will impact the eastern edge and southern aspects of
the site to consider. These may give rise to delays in effective masterplanning of the site, mix of land
uses, incorporation of sustainable and accessible transport and its eventual delivery. This is a
concern as this could place additional pressure on the services and infrastructure of St Neots if not
planned thoroughly and with enough services and infrastructure in which to sustain itself. These
concerns are exacerbated as St Neots town centre is located 2 miles north of the site whereas
Bedford town centre is some 9 miles away. Therefore, it is likely that people will look to St Neots for
services.
The uncertainty of the location and quantum of employment floor space within the site are of
concern, in particular in relation to the impact on the vitality and viability of the Established
Employment Areas within St Neots, especially those to the south (Howard Road Industrial Estate,
Little End Road/ Alpha Drive Business Park and Colmworth Business Park). The proposal is highly
likely to impact upon the vitality and viability of existing employment areas within St Neots and
careful consideration must be given to promoting a sustainable and complementary mix of uses
should the proposal move forward.
Development at Little Barford is likely to increase pressure on the road network particularly along
Barford Road and the roundabout between it and the A428. The potential delays in journey times
arising from increased vehicle movements along the A428 and Barford Road and consequent delays
and congestion within St Neots would detrimentally affect residents of St Neots. The impact this
would have on air pollution and air quality is particularly important as central St Neots contains an
Air Quality Management Area. Huntingdonshire District Council is concerned that this could exceed
acceptable thresholds of air pollutants and harm the health of Huntingdonshire residents, this would
also be contrary to national policy on air quality and climate change. There are also concerns about
any linkages and impact on local roads Potton Road and Dewells Lane.
Table A.5 of the Bedford Borough Transport Model Local Plan Assessment (May 2021) identifies that
additional mitigation is required for this site, this being the incorporation and linkage of the
settlement via accessible and sustainable modes to St Neots and an interchange station at
Tempsford. In principle Huntingdonshire District Council are supportive of greater integration
between areas via safe and sustainable modes of transport. This mitigation measure is required in
addition to those identified within Table A.3 of the assessment under the two options ‘pink, yellow &
brown’ and ‘red & orange’ where the options indicate growth in the Little Barford area.
Improvements in pedestrian and cycle connectivity between St Neots and Little Barford would also
be necessary to support active and sustainable modes of transport. Should the development
strategy at the next stage of the Local Plan preparation include the proposed development at Little
Barford further assessment will need to include substantially more detailed consideration of the
mitigation measures required to accommodate travel demands arising from the scheme and how
these can be delivered. This should incorporate improved pedestrian and cycle connectivity.
It is acknowledged that a new settlement at Little Barford would reduce the loss of higher quality
agricultural land when compared to Wyboston. Although the development may have an impact on
designated heritage assets. The site may also have detrimental impacts on the designated Lower
Great Ouse River Valley green infrastructure network opportunity zone (policy AD24 of the Bedford
Local Plan to 2030). All possible avenues to avoid this should be explored before any mitigation
options are considered. All opportunities to deliver biodiversity net gain within the scheme should
also be investigated and secured.
Land to the west of Barford Road toward Wyboston Leisure Park is at a high risk of flooding,
therefore large scale development within its immediate vicinity (even if not located on land classified
as vulnerable to fluvial flooding) must consider and mitigate the impact it may have on all forms of
flooding events in line with national policy. This should also consider the combined flooding impacts
of the development with the improvement works to the A428. Mitigation measures must not
increase the likelihood of flooding events elsewhere, for instance within St Neots where the River
Great Ouse runs through the centre of the town and is therefore more vulnerable to flooding. This is
particularly important to make any development resilient in terms of flooding and climate change.
In conclusion, Huntingdonshire District Council have concerns over the new settlement at Little
Barford based on the significant impact on St Neots in terms of substantial landscape impact, risk of
coalescence due to the proximity of the site, increased demands on infrastructure, traffic
generation, air quality, flooding, climate change and detrimental outcomes for Huntingdonshire
residents and businesses.