Bedford Borough Local Plan 2040 Plan for Submission

Object

Representation ID: 10288

Received: 29/07/2022

Respondent: Roxton Parish Council

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Section 4.99 Roxton
Policy EMP8 Land at Roxton Southwest of the Black Cat Roundabout
17 Hectares allocated for Employment but no indication of the shape and scale of this development. No detailed map is provided in the body of the core consultation document ‘Local Plan 2040 Plan for Submission April 2022’ to show the scale of the development in the context of the land between Roxton and the Black Cat roundabout.
Item iii states the need to ensure separation from nearby residential properties in Roxton but there is no policy indication of the extent of this separation, or the nature of it. Will it be a small area of farmland? Or a tree lined boundary, or as little as a footpath?
Item vi – while this is welcomed as a statement of intent, it is difficult to see how such a development can possibly 'enhance the significance of heritage assets' in the Roxton Conservation Area, or how it can be mitigated as stated in item vii.
Fig 12 Key Diagram – No details provided. All other proposed developments in the Local Plan 2040 show a clear outline of the area to be considered for development. For this development of land immediately adjacent to Roxton, there is no such detail provided.
Roxton PC questions how the Local Plan can be submitted and approved with regards to this topic given the potential impact on the local heritage around Roxton, a village that includes a significant number of historic and listed buildings including a Church and a Congregational Chapel. How can the key criteria for development listed throughout the Local Plan be considered in the case of this clause given that there is no detail provided as to the specific location of any development and its proximity to the village of Roxton.
Roxton PC strongly object to this development in the immediate area adjacent to Roxton. This location is already being significantly impacted by the development of the Black Cat roundabout and the potential route corridor for East West Rail. Any further development in the area around Roxton is unacceptable. The proposed plans will further impact the heritage of this area and significantly reduce the quality of life of the residents of the village.

Comment

Representation ID: 10289

Received: 29/07/2022

Respondent: Roxton Parish Council

Section 5.27:
RPC request that reference be inserted into the wording of policy TC8 to the relevant policy around the protection of community assets such as public houses in rural areas. RPC suggest the policy is amended to include a 4th criterion where ‘change of use of public houses’ should be allowed e.g., (iv) The property is registered as an Asset of Community Value. Furthermore, RPC suggest the ACV initiative should remain as an adopted policy with the Local Plan 2040.
With respect to clause (ii) RPC request policy TC8 should specify the period of time (24 months) of any marketing used in evidence to justify the loss of local shops within Class F2 or public house to other uses.

Comment

Representation ID: 10290

Received: 29/07/2022

Respondent: Roxton Parish Council

6.15 Affordable Housing:
With respect to ‘integration’ of affordable housing within schemes TPC suggest the threshold should be reduced from 15 to 10.

Comment

Representation ID: 10291

Received: 29/07/2022

Respondent: Roxton Parish Council

6.27 Housing Mix:
RPC agreed with para 6.27 and suggest a specific policy should be added to the local plan 2040 to ensure future developments address this issue.
RPC are specifically concerned with the lack of prevision of the over 75s and disabled residents in the village. A policy such as the one suggested will ensure this need is met while freeing up family homes for younger residents or new families to move into the village.

Support

Representation ID: 10292

Received: 29/07/2022

Respondent: Roxton Parish Council

Sections 6.54 to 6.57:
RPC support the introduction of policy DM6.

Comment

Representation ID: 10293

Received: 29/07/2022

Respondent: Roxton Parish Council

Section 6.58 – Environment:
While it is recognised that new developments will be required to meet the relevant national standards, policies and legislation. From the perspective of Roxton, it is difficult to see how the combined effects of the Black Cat roundabout development, potential East West Rail corridor, the development at Little Barford and the development of the land southwest of the Black Cat roundabout policy EMP8, will have anything other than a significantly detrimental effect on the local environment in terms of Wildlife, green space, air quality, light and noise pollution.
Given BBC announcement claiming a ‘Climate Emergency’ the lake of a specific policy endorsing a minimum 10% Biodiversity Net Gain (BNG) from all developments reflects an unwillingness to introduce policies that would address the impact of the Climate Emergency NOW. There are many LPA’s across the UK who are not waiting for Royal Assent of the Environment Bill to adopted BNG policies and there is no justification why BBC should be any different.

Support

Representation ID: 10294

Received: 29/07/2022

Respondent: Roxton Parish Council

Section 6.67 – Environmental Net Gain:
RPC support the introduction of policy DM7; RPS request criterion (iii) should be expanded along the following lines:
(iv) Where off site measures are progressed then preference is to be given to suitable available site within 10miles of the development site first; followed by 20miles and thereafter in 10m increments. The applicant will be required to submit evidence justifying the distance of offsite enhancement measures.

Comment

Representation ID: 10295

Received: 29/07/2022

Respondent: Roxton Parish Council

6.68 Employment in the countryside:
Regarding Policy DM8, it is the strong view of Roxton Parish Council that any development to the Southwest of the Black Cat roundabout in the vicinity of Roxton will contravene this policy, specifically with regards to clauses viii, ix and x. Roxton PC also believe that clauses (i) to (v) will not be met if considered at this point in time.
RPC request policy DM8 should refer to policy 75 in the Local Plan 2030, specifically that development in the countryside would not create significant demonstrable harm of an area. RPC also believe that this policy should refer to policy 7S of Local Plan 2030 in terms of the need to demonstrate community need, community support and Parish Council support.

Support

Representation ID: 10296

Received: 29/07/2022

Respondent: Roxton Parish Council

6.69 Horse/Equestrian:
RPC support the introduction of policy DM9

Comment

Representation ID: 10297

Received: 29/07/2022

Respondent: Roxton Parish Council

6.70 Heritage:
In addition to a significant number of listed buildings and items of historic interest, the general character of Roxton as a village will be significantly impacted by the combined effects of the Black Cat roundabout development, potential East West Rail corridor, the development at Little Barford and the development of the land southwest of the Black Cat roundabout envisaged by policy EMP8. RPC support the introduction of policy DM10