Site Assessment Pro Formas

Object

Representation ID: 7367

Received: 20/09/2021

Respondent: St Neots Town Council

Summary of points raised:
– There is no reference to the additional services which will be provided to support the new population, assurances that it will be sufficient, or guarantees that it will be delivered.

– Projections of the impact on emergency services are not provided, projections of crime levels in the Eatons and across St Neots, and the planned policing enhancements required to meet that risk.

– Projections of the impact on the London rail link from St Neots station which is already overcrowded and causes significant problems with commuter parking on Loves Farm.

– Assumptions are made around the potential road and rail links being considered, without commentary on mitigations if those plans change
– There is no consideration to the St Neots economy or view on how the settlement will be beneficial to local businesses.
– There is also no reference to any specific steps being taken in housing planning to address the climate emergency.
– The flood risk is also not addressed, the impact of replacing green fields with concrete and tarmac and how the increased flood risk to St Neots will be mitigated.

– The area currently used by St Neots residents for dog walking, running, cycling and other recreational activity will be lost.

IMPACT ON ST. NEOTS SERVICES
Our most significant concern relates to the impact of the proposed Wyboston, Little Barford (and Tempsford) developments, the residents of which are likely to rely heavily on services provided for St Neots, Huntingdonshire and Cambridgeshire taxpayers, without contributing

financially to their provision. It seems unlikely that the needs of these new residents will be completely met by the developers of these settlements.

St Neots Town Council is concerned that the town’s schools, doctors, care facilities, recycling facilities etc will feel the effects of the new population by virtue of the fact that the town is closer than Bedford.
– Please provide details of the local facilities and assurance from Bedford Borough Council that all planned facilities will be delivered.
St Neots Town Council also requests that projections of the impacts on emergency services are also provided, in particular, community policing. St Neots local policing has been defunded and reduced over many years and is not in a position to effectively manage undesirable elements which will inevitably arrive with such an expansion in population. County Lines operations show that crime does not stay within the local area and so it’s a realistic prospect that if not properly managed in Bedfordshire that St Neots residents will feel the effects.
– Please provide emergency service impact projections, including additional detail on projected crime levels and mitigation.

ROAD AND RAIL LINKS
We acknowledge that there is an opportunity for the Wyboston development to address the long-standing issue of HGVs coming through the Eatons from Staughton Airfield, which have posed a danger to St Neots residents for many years. It is expected that the new development will give an alternative route for these lorries to take, the present objections to weight limits on Bushmead Road will be removed and the way clear for Bedford Council to take the right action.

– Please can Bedford Council confirm that this will be the case and that the long-requested weight restrictions on Bushmead Road can be implemented.
Another long-standing issue for residents of the Eatons is the lack of pedestrian access to the industrial estates near the A1/A428 roundabout. Given that this is likely to be a key employment area for residents of the Wyboston and Little Barford developments, serious consideration needs to be given to access to employment in St Neots. It is not in line with the Town Council’s declaration of a climate emergency (2019) to assume that anyone employed in this area will drive, the plan needs to include pedestrian and cyclist access to this area.

– Please provide assurance and plans to meet pedestrian requirements crossing the A1/A428 roundabout.
The most important topics under review at the moment are East-West Rail (EWR) and the A428 upgrade. The 2040 Local Plan document is unclear on:
– how either of these major infrastructure projects works with the development, especially considering uncertainty about the EWR route selection.
– what dialogue is being had between the three programs or the impact of potential changes to (or cancellation of) either transport link.
– How access from the new development to the existing St Neots station, or the potential new St Neots South station will be managed in terms of projected volumes of commuters and the handling of the additional transport burden.
– Please address all three of these points in full.

ST. NEOTS ECONOMY
It is the view of the council that it is essential that any new development brings benefit to the town and supports the growth of the local economy. Central Government and Huntingdonshire District Council are investing heavily in the high street in the coming years making the town a cultural, retail and hospitality destination in the region.

Section 5 of the plan describes the hierarchy of town centres in the area in some depth but fails to acknowledge the significant presence of St Neots Town Centre - which is significantly larger than that of any of the settlements listed with the sole exception of Bedford.
– Please provide projections of the impact and benefit to the St Neots High Street and local businesses.

CARBON NEUTRALITY
St Neots Town Council declared a climate emergency in 2019 and through various initiatives under the banner of Neot Zero, is striving to help local businesses and residents cut their carbon emissions by 2030.

While the proposed Wyboston and Little Barford developments do not fall under our jurisdiction, it is not in keeping with the spirit of the town’s objectives that new developments are built so close without reasonable facilities to ensure that all the new homes are able to be run carbon neutral.
– Please provide full details of all housing specifications that support carbon neutrality and evidence that the development will aspire in its entirety to be maintained carbon neutral or carbon negative.

FLOODING
In 2020 St Neots suffered three significant flooding events with a considerable loss of property to many residents. There is a concern that replacing farmland with hard surfaces would risk surges into the River Great Ouse and increase the flooding risk to St Neots. Locally Loves Farm and Wintringham have both been built with this in mind using balancing ponds and other measures to offset the risk, the council would like to understand more about the flooding risks identified, the potential impact to St Neots and the mitigations in place.
– Please provide a full environmental risk assessment covering St Neots.

LOSS OF RECREATION SPACE
The most noticeable immediate impact on St Neots residents will be the destruction of large swathes of the natural area which is presently enjoyed by dog walkers, runners and cyclists all year round. The public rights of way will no longer provide what our residents currently have access to, although the 2040 plan describes the importance of health and wellbeing from outdoor exercise it seems to be taking a popular facility away from those who use it today for precisely that purpose.

Presented above are the initial thoughts of the Town Council in relation to what is clearly an early document, however, we trust that the views of the council will be taken into consideration. We look forward to both your responses to our comments and being part of future consultation on the project.

Object

Representation ID: 7368

Received: 20/09/2021

Respondent: St Neots Town Council

Summary of points raised:
– There is no reference to the additional services which will be provided to support the new population, assurances that it will be sufficient, or guarantees that it will be delivered.

– Projections of the impact on emergency services are not provided, projections of crime levels in the Eatons and across St Neots, and the planned policing enhancements required to meet that risk.

– Projections of the impact on the London rail link from St Neots station which is already overcrowded and causes significant problems with commuter parking on Loves Farm.

– Assumptions are made around the potential road and rail links being considered, without commentary on mitigations if those plans change
– There is no consideration to the St Neots economy or view on how the settlement will be beneficial to local businesses.
– There is also no reference to any specific steps being taken in housing planning to address the climate emergency.
– The flood risk is also not addressed, the impact of replacing green fields with concrete and tarmac and how the increased flood risk to St Neots will be mitigated.

– The area currently used by St Neots residents for dog walking, running, cycling and other recreational activity will be lost.

IMPACT ON ST. NEOTS SERVICES
Our most significant concern relates to the impact of the proposed Wyboston, Little Barford (and Tempsford) developments, the residents of which are likely to rely heavily on services provided for St Neots, Huntingdonshire and Cambridgeshire taxpayers, without contributing

financially to their provision. It seems unlikely that the needs of these new residents will be completely met by the developers of these settlements.

St Neots Town Council is concerned that the town’s schools, doctors, care facilities, recycling facilities etc will feel the effects of the new population by virtue of the fact that the town is closer than Bedford.
– Please provide details of the local facilities and assurance from Bedford Borough Council that all planned facilities will be delivered.
St Neots Town Council also requests that projections of the impacts on emergency services are also provided, in particular, community policing. St Neots local policing has been defunded and reduced over many years and is not in a position to effectively manage undesirable elements which will inevitably arrive with such an expansion in population. County Lines operations show that crime does not stay within the local area and so it’s a realistic prospect that if not properly managed in Bedfordshire that St Neots residents will feel the effects.
– Please provide emergency service impact projections, including additional detail on projected crime levels and mitigation.

ROAD AND RAIL LINKS
We acknowledge that there is an opportunity for the Wyboston development to address the long-standing issue of HGVs coming through the Eatons from Staughton Airfield, which have posed a danger to St Neots residents for many years. It is expected that the new development will give an alternative route for these lorries to take, the present objections to weight limits on Bushmead Road will be removed and the way clear for Bedford Council to take the right action.

– Please can Bedford Council confirm that this will be the case and that the long-requested weight restrictions on Bushmead Road can be implemented.
Another long-standing issue for residents of the Eatons is the lack of pedestrian access to the industrial estates near the A1/A428 roundabout. Given that this is likely to be a key employment area for residents of the Wyboston and Little Barford developments, serious consideration needs to be given to access to employment in St Neots. It is not in line with the Town Council’s declaration of a climate emergency (2019) to assume that anyone employed in this area will drive, the plan needs to include pedestrian and cyclist access to this area.

– Please provide assurance and plans to meet pedestrian requirements crossing the A1/A428 roundabout.
The most important topics under review at the moment are East-West Rail (EWR) and the A428 upgrade. The 2040 Local Plan document is unclear on:
– how either of these major infrastructure projects works with the development, especially considering uncertainty about the EWR route selection.
– what dialogue is being had between the three programs or the impact of potential changes to (or cancellation of) either transport link.
– How access from the new development to the existing St Neots station, or the potential new St Neots South station will be managed in terms of projected volumes of commuters and the handling of the additional transport burden.
– Please address all three of these points in full.

ST. NEOTS ECONOMY
It is the view of the council that it is essential that any new development brings benefit to the town and supports the growth of the local economy. Central Government and Huntingdonshire District Council are investing heavily in the high street in the coming years making the town a cultural, retail and hospitality destination in the region.

Section 5 of the plan describes the hierarchy of town centres in the area in some depth but fails to acknowledge the significant presence of St Neots Town Centre - which is significantly larger than that of any of the settlements listed with the sole exception of Bedford.
– Please provide projections of the impact and benefit to the St Neots High Street and local businesses.

CARBON NEUTRALITY
St Neots Town Council declared a climate emergency in 2019 and through various initiatives under the banner of Neot Zero, is striving to help local businesses and residents cut their carbon emissions by 2030.

While the proposed Wyboston and Little Barford developments do not fall under our jurisdiction, it is not in keeping with the spirit of the town’s objectives that new developments are built so close without reasonable facilities to ensure that all the new homes are able to be run carbon neutral.
– Please provide full details of all housing specifications that support carbon neutrality and evidence that the development will aspire in its entirety to be maintained carbon neutral or carbon negative.

FLOODING
In 2020 St Neots suffered three significant flooding events with a considerable loss of property to many residents. There is a concern that replacing farmland with hard surfaces would risk surges into the River Great Ouse and increase the flooding risk to St Neots. Locally Loves Farm and Wintringham have both been built with this in mind using balancing ponds and other measures to offset the risk, the council would like to understand more about the flooding risks identified, the potential impact to St Neots and the mitigations in place.
– Please provide a full environmental risk assessment covering St Neots.

LOSS OF RECREATION SPACE
The most noticeable immediate impact on St Neots residents will be the destruction of large swathes of the natural area which is presently enjoyed by dog walkers, runners and cyclists all year round. The public rights of way will no longer provide what our residents currently have access to, although the 2040 plan describes the importance of health and wellbeing from outdoor exercise it seems to be taking a popular facility away from those who use it today for precisely that purpose.

Presented above are the initial thoughts of the Town Council in relation to what is clearly an early document, however, we trust that the views of the council will be taken into consideration. We look forward to both your responses to our comments and being part of future consultation on the project.