Site Assessment Pro Formas

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Representation ID: 7259

Received: 01/09/2021

Respondent: Wyboston Lakes Ltd

Agent: Brown & Co Barfords

Considering the consultation options, it is apparent these overlook the opportunity for well
related strategic ‘mixed use’ development at the Wyboston Lakes Complex on land that has
been put forward in the ‘Call for Sites’ consultation. As the plan below illustrates, the Complex
is well related to the potential new settlement locations and in proximity of the A421 transport
corridor and the proposed new rail station at St. Neots/Tempsford. (SEE MAP IN ATTACHMENT).
In locational terms the Wyboston Lakes Complex is already generally perceived to form part
of the wider St. Neots conurbation area and due to its contained nature with existing
development on at least two of its sides it would not represent an ‘urban sprawl’. It is also in
a very accessible location with its proximity to roads and public transport, and a range of
supporting facilities such as shops and leisure all within walking distance.
In relation to public transport connectivity, the Complex is within a 10-minute walk of bus
stops on the Old Great North Road where the X5 bus service between Cambridge and Oxford
and the local town bus service can be accessed. Inevitably these public transport services will
be expanded to serve the new rail station and with its location relative to St. Neots and the
new station, the Wyboston Lakes Complex is well placed to benefit from the improved
transport services.
(SEE MAP IN ATTACHMENT)
Generally, with the allocation under Local Plan Policy 73, the Borough Council must be
satisfied further development can come forward on the Complex without harm to the
landscape or the setting of the wider area; transport issues; drainage or flood issues, or
infrastructure difficulties.
The land put forward for allocation in the Call for Sites extends to 21.2 ha. and comprises the
three parcels shaded blue, purple and orange on the plan below.
(SEE MAP IN ATTACHMENT)
The blue shaded area extending to 7.8 ha. has historically had planning permission for the
development of a hotel and Innovation and Technology Centre with 18,500 m2 of Class B1
floor space (LPA ref. 08/01890/MAO), along with commercial storage and with the previous
commercial activity the site is regarded to be previously developed land.
In relation to the suitability of the land for residential development, it is highlighted the Council
has already approved the development of the Continuing Care Retirement Village comprising
128 care apartments & a village care centre providing 61 care bedrooms, 49 care suites with
restaurant, dining rooms, lounges, café, shop, hairdressing salon, activities rooms, gym,
swimming pool & associated works Immediately to the south of the blue area.
(SEE MAP IN ATTACHMENT)
The residential development of the blue land will clearly relate well to the already approved
residential Continuing Care Retirement Village in land use terms, and with the grant of this
development the Council must have been satisfied the site can provide an appropriate living
environment.
In sustainability terms, the residential allocation would realise the following:
 development in proximity to a range of services and facilities within easy walking
distance;
 re-use of previously developed land;
 available access connections with scope for improved pedestrian crossings, though it
is highlighted the proposed realignment of the A428 will result in the current A428
road being re-trunked;
 avoid the loss of agricultural land;
 development without harm to the landscape or the setting of the wider area (reflected
in the previous permissions granted by the Council);
 readily available existing infrastructure and services already on the Complex;
 avoid land that is not constrained by flood issues etc.
With its location the residential area is considered suitable for high density housing at circa
65 dph that could yield 500 dwellings. This benefits from established screening along its
northern and western edges, and the significant green amenity provided by the golf course
along the eastern edge.
(SEE MAP IN ATTACHMENT)
Policy 73 of the adopted Local Plan already identifies the Complex for further potential
business related development and Paragraph 11.30 of the Plan clarifies ‘In policy terms
Wyboston Lakes is in the countryside but it is in close proximity to the A428 and A1 transport
corridors as well as the urban area of St Neots. The site’s location provides an important
opportunity for both London, Peterborough north/south connections as well Cambridge,
Milton Keynes east/west connections. The site is partly developed for various recreation,
leisure and hotel, conference and training uses providing a wide range of predominantly non
“B” use class employment within a low density landscaped setting’.
SEE MAP IN ATTACHMENT
The area shaded purple extending to 4.4 ha. comprises the golf driving range and amenity
land with currently limited use. With the development of computer golf ranges and swing
analysers the driving range is considered to have a limited future, enabling the area to be
bought forward for further employment development. The area could potentially deliver
business premises with a floor space of circa 13,000 m2, assuming 30% site coverage.
The area shaded orange extending to 3.3 ha. has the benefit of a ‘saved’ planning permission
for development of 53 holiday chalets (LPA Ref. 13/00762/EXTM). However, as an
alternative this area is considered to have potential for further employment uses. The area
could potentially deliver business premises with a floor space of circa 10,000 m2, assuming
30% site coverage.