Haynes

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Object

Site Assessment Forms (Housing)

Representation ID: 2037

Received: 25/08/2017

Respondent: Mrs. RUTH SANDHAM

Representation:

The Local Plan has considered 2 sites at Haynes as potentially suitable for development:
NLP502 - Land South of Northwood End Rd - 56 homes.
NLP299 - Hill Farm - 43 homes

However, on close examination of the 'Site Assesment Forms' I have identified several omissions or discrepancies within the responses and their associated ranking of the answer, which I would like to be investigated and fedback to on each matter.

Full text:

The Local Plan has considered 2 sites at Haynes as potentially suitable for development:
NLP502 - Land South of Northwood End Rd - 56 homes.
NLP299 - Hill Farm - 43 homes

However, on close examination of the 'Site Assesment Forms' I have identified several omissions or discrepancies within the responses and their associated ranking of the answer. They are:

Q9 What is the existing use of the site?

NLP142 Is described as farmland - ranked 'G'
NLP356, NLP406, NLP424, NLP502 - all described as greenfield - all ranked 'G'
NLP299 described as 'Mixture of housing and agriculture' and ranked A
All of the potential sites are of the same make up - mostly farmland with a smattering of houses on the edge. Why then has site NLP299 attracted a different scoring / rank?

Q18 Community Consultation. Has any community consultation taken place? If yes, provide brief details on the form this consultation took and any overall community response

All of the sites stated 'none apparent' yet there was widespread community uproar when these sites were discussed for development in 2013. At that time, more than 100 letters of objection were received by the council on this matter.

Q24 Would the development impact on high quality agricultural land?
* 50% or more in non-agricultural land (G)
* 50% of more in Grade 3b, 4 or 5 (A)
* 50% or more in Grade 1, 2 or 3a (R)

NLP299 - described as Grade 3, ranked as 'A'
NLP502 - described as Grade 3, ranked as 'A'
Neither site has been defined as either Grade 3a (which results in ranking of 'A') or Grade 3b (which results in ranking of 'R'), but both have been given the ranking of 'A'
However NLP142 & NLP424 have both been classified as Grade 2 and ranked as 'R'.
It seems unlikely therefore that the neighbouring land at NLP299 & NLP502 is of grade 3b or worse.

When the classification of this land was last discussed in 2013, it was stated that 'Using the DEFRA definitions for land value, the value of the proposed site comes under 'high grade agricultural'. The agricultural site is currently used for cereals and past crops have been brassicas, along with other types of market garden produce, some of which would have been harvested in winter - which is part of this categorisation.'
Please can clarification therefore be sought as to why the land at NLP299 & NLP502 has been classified as 2 grades worse than the neighbouring fields?
This is especially significant as site NLP142 was not taking forward as a potential site, with the land being of 'grade 2' as the first reason given for this decision.
Q30 Do the local schools have capacity at all tiers?
Q31 If not, has a commitment been made to address this?

NLP142 - There is an existing need for school places across all phases. No commitment made. Ranked 'R' & 'R'
NLP299 - Lower school has a small amount of capacity, need for middle and upper places. Additional middle and upper school places are planned at Etonbury financial contributions would be sought. Ranked 'A' & 'A'
NLP356 - There is an existing need for school places across all phases. Submission commits to contributions via CIL/S106 but not to new provision and only a small number of houses are proposed. Ranked 'R' & 'A'
NLP406 - Existing school capacity issues - full contributions would be required, school expansion land may be needed if both sites come forward. No commitment made. Ranked 'A' & 'A'

Given that all of the sites are within the same small village which has schooling provided by the same schools, why are there so many different answers and rankings to the same question?

Q37 Heritage/ Archaeology. What would the impacts of development be on any heritage assets and their setting? Are there any opportunities for enhancement of these assets?

NLP502 'This site lies partly with the historic core of the settlement of Northwood End, Haynes (as recorded on the CBC Historic Environment Record) therefore it has archaeological potential'.

According to records from the last 'development' investigation in 2013, a Roman Occupation was found on this site and registered on 19/03/2013. This is substantive, not just 'potential'.

I would like these anomolies to be investigated and I would like to receive feedback on each of them.

Comment

Site Assessment Forms (Housing)

Representation ID: 3742

Received: 29/08/2017

Respondent: Mrs Rebecca Preen

Representation:

I broadly support all the assessments of each site identified within Haynes. All catchment schools are at maximum capacity, doctors surgeries similarly so and the rural character of the village should not be compromised in any way. Many of the proposals suggest access via the A600 and as officers have highlighted this would be incredibly dangerous, previous applications have been refused on this basis and they should continue to be so in the future.

Full text:

I broadly support all the assessments of each site identified within Haynes. All catchment schools are at maximum capacity, doctors surgeries similarly so and the rural character of the village should not be compromised in any way. Many of the proposals suggest access via the A600 and as officers have highlighted this would be incredibly dangerous, previous applications have been refused on this basis and they should continue to be so in the future.

Comment

Site Assessment Forms (Housing)

Representation ID: 5715

Received: 29/08/2017

Respondent: Central Bedfordshire Council Assets

Agent: Bidwells

Representation:

Appendix D: Preliminary Assessment Results of the Site Assessment Technical Document identifies the land at Hill Farm, Haynes as reference: NLP406 & 502. The Site Assessment concludes that there are a number of constraints to development, however some development could be accommodated within this area.
see attachment

Full text:

see attachment

Comment

Site Assessment Forms (Housing)

Representation ID: 6862

Received: 29/08/2017

Respondent: Southill Estates

Agent: Mr William Lusty

Representation:

Site Assessment - Land at Silver End Road, Haynes (Site Reference NLP356)
The Council's assessment says that this site 'fails at Stage 2 on overall consideration using planning
balance'. In doing so, the Council assesses that the site is not suitable in archaeological terms and in
addition that there does not appear to be enough educational capacity in the area, and that owing to the
size of the site, the effect that any contributions would have 'would be minimal'. The Council also
assesses that development of the site would fill a gap in the settlement pattern unique to see attachment

Full text:

see attachment

Attachments: