Ridgmont

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Comment

Site Assessment Forms (Housing)

Representation ID: 1574

Received: 22/08/2017

Respondent: Woburn Sands & District Society

Representation:

Positive re: no housing sites allocated in Ridgmont. Concerns re: NLP244 employment site for logistics/warehousing as site could hardly attract office type employment. Concerns re: the bordering Greensand Ridge Walk which would need protection with a substantial green buffer and landscaping and the experience of leisure tourists viewing towards the Cranfield Plateau from the Greensand Ridge Walk. Concerns over additional traffic from housing/employment around J13 and A421. Need for additional access to the A507 paid for by developer

Full text:

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Object

Site Assessment Forms (Housing)

Representation ID: 3262

Received: 29/08/2017

Respondent: Mr N Spearing

Agent: Aragon Land & Planning Ltd

Representation:

This is an objection to NLP 064. The assessment provides no benefit of the community facilities. The analysis of the benefits needs to weighed into the decision/assessment.

Full text:

This is an objection to NLP 064. The assessment provides no benefit of the community facilities. The analysis of the benefits needs to weighed into the decision/assessment.

Support

Site Assessment Forms (Housing)

Representation ID: 5180

Received: 22/08/2017

Respondent: Mr & Mrs N Spearing

Representation:

NLP244 and NLP177

We are pleased that the Council is minded to protect this land as it lies within the historic and open landscape of the Greensand Ridge.

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Comment

Site Assessment Forms (Housing)

Representation ID: 6684

Received: 29/08/2017

Respondent: R and A Farms

Agent: Savills

Representation:

In line with paragraph 182 of the NPPF, local plans must be prepared on the basis of sound evidence. R and A Farms welcome and endorse the conclusions of the Strategic Employment Site Assessment Technical Document and Sustainability Assessment that support the site's suitability for development and allocation through the Local Plan. Again, we would emphasise that the site is available, suitable, achievable and deliverable.
see atachment

Full text:

Savills is instructed by R and A Farms to submit these representations to Central Bedfordshire Council (CBC) regarding the Draft Local Plan (DLP). The representations follow on from R and A Farms previous response to the Council's Call for Sites in 2016.
R and A Farms is a major landholder in the area. The holdings include 43 hectares of land to the north of the A507 (site plan attached) at J13 of the M1. It benefits from the ability to connect to the A507 and thereby take advantage of the strategic road network. The land ownership also extends north-west to the railway providing the opportunity for connections to Ridgmont Railway Station.
To the west is Prologis Marston Gate, a well established logistics park with high profile occupiers including Amazon. Prologis has a strong record in delivering high quality logistics park with supporting facilities and is engaged as development partner by R and A Farms. Separate, complementary, representations illustrating how the R and Farms site could be successfully and sustainably developed and the potential economic benefits are being submitted to the CBC by Prologis. This would form a logical and deliverable extension to the Prologis Marston Gate development.
The Draft Local Plan
The National Planning Policy Framework (NPPP) includes a presumption in favour of sustainable development. In order to achieve this, Local Plans should positively seek opportunities to meet the development needs of the area and should be based on objectively assessed needs allowing sufficient flexibility to adapt to change1. The first of the Core Planning Principles to deliver sustainable development is the need to build a strong, competitive economy which secures economic growth and creates jobs2. Local Plans should therefore set out an economic strategy that promotes sustainable economic growth and identify strategic sites that will help deliver the strategy.
In line with paragraph 182 of the NPPF, local plans must be prepared on the basis of sound evidence. R and A Farms welcome and endorse the conclusions of the Strategic Employment Site Assessment Technical Document and Sustainability Assessment that support the site's suitability for development and allocation through the Local Plan. Again, we would emphasise that the site is available, suitable, achievable and deliverable.
As noted, above, R and A Farms submitted their site for consideration under the previous Call for Sites. Sites promoted through this exercise for employment use are identified and considered in the supporting Strategic
Employment Site Assessment Technical Document issued alongside the DLP. It is helpful to note that:
* para 2.2.1 - recognises the suitability of CBC district to deliver footloose warehousing and distribution employment
* para 2.2.2 - notes that the Call for Sites was undertaken to help identify potential sites to address the "lack of strategic scale, high quality sites that r well located to the strategic transportation network that are capable of meeting this specific need"
The Assessment undertakes a thorough assessment of the submitted sites and identifies three options that could deliver strategic employment sites.
The R and A Farms site is identified as Site ref NLP 244. The Assessment identifies the site as meeting the criteria necessary for it to be considered as suitable to be a strategic employment sites and that the J13 location makes it an excellent location. We agree with the assessment that there are no overriding constraints to development.
The site also performs strongly in the comparative assessment for the identification of Preferred Options for Strategic Development being one of only three of the fifteen sites assessed considered to be best placed to deliver the Council's development aspirations. We also endorse the Sustainability Appraisal assessment on the potential impact of the site (Table 5.13) and the conclusions Section 10 supports growth within Area C (within which the site is located) and will have a positive effect on both housing and employment.
Spatial Strategy Approach and Policy SP1 - Growth Strategy
The Spatial Strategy Approach outlined in the DLP includes the need to deliver a minimum of 24,000-30,000 new jobs over the plan period. These figures are stated at para 7.1.3 as being 24,000 jobs to be created by growing existing key employment locations and sectors plus, in addition, 6,000 jobs to meet "footloose" strategic warehousing on three major strategic employment sites. These sites are considered to be most appropriately located along strategic transportation corridors and not tied to a particular location (footnote 7) Four Growth Locations are identified. This includes Area C - East West which is identified as having the ability to deliver large sites in the Marston Vale and close to Milton Keynes.
R and A Farms strongly support the identification at para 7.6.14 and in Policy SP1 -Growth Strategy of the M1 J13 location for around 40 hectares of strategic employment land. The extent of this proposal aligns with the area of the R and A landholding. For clarity and certainty, R and A Farms request that in the next version of the Local Plan, their landholding is clearly identified as the specific allocation to meet this requirement both in the policy and on the Proposals Map. The development of the site would represent a logical extension to the Prologis Marston Gate development, benefits from access to the Strategic Road network and provides an opportunity to contribute towards enhancing the use of Ridgmont Station. When allocating the sites within the policy, it should also be made clear that ancillary uses/facilities that would support the development for B class uses would also be acceptable within the development.
Policy EMP1 - Strategic Warehousing and Logistics
The policy provides for the consideration of additional strategic warehousing and logistics developments over and above those allocations identified in Policy SP1 and identifies criteria against which proposals will be assessed. As worded, such development would only be viewed as acceptable when all of the criteria within the policy are met. The second criteria identified is:
"The allocations identified within Policy SP1 are built and occupied"
R and A Farms welcomes the primacy given to the allocations to be identified through Policy SP1 but considers that this emphasises the need for the relevant allocations to be specifically included in Policy SP1 and identified on the Proposals Map.

Policy EMP2 - Employment Sites and Uses
The policy provides a presumption in favour of Use B Classes across the portfolio of employment land within the District.
R and A Farms consider that the proposals for their site at Junction 13 will help deliver additional B class uses and welcome the presumption in favour of such uses. However, for clarity Policy SP1 will provide full policy support for the development of the strategic employment sites for these uses.
The reading of the Policy EMP2 leads to the assumption that it relates solely to the existing portfolio of employment sites and is designed to protect and encourage B class uses within them and to provide for alternative employment uses within them when appropriate evidence is provided. If this is the case, we consider that the policy should be clarified to state that it relates to the existing portfolio of employment land.
Conclusions
R and A Farms:
* support the Spatial Strategy for Growth, especially Area C
* support Policy SP1 and the identification of M1 Junction 13 as a suitable location for a strategic employment area
* consider Policy SP1 and Proposals Map should be amended to identify specific sites. Their landholding at M1 Junction 13 is the most sustainable and suitable site to deliver the employment objective at J13, is achievable and capable of early delivery and should be specifically allocated both in the policy and the Proposals Map. Its development would represent a logical extension to the extension to the existing development at Prologis Marston Gate.
* consider that Policy SP1 should also include provision for suitable supporting ancillary uses/facilities within the strategic employment sites
* supports the conclusions in Strategic Employment Site Assessment Technical Document and Sustainability Appraisal that their site (NLP244) is most suited to achieve the employment development aspirations of the Council at J13
* consider that clarity should be included in Policy EMP2 that it relates to the existing portfolio of employment land R and A Farms look forward to continue to work proactively with CBC to achieve the successful allocation and delivery of strategic employment on their land. I would be grateful if you keep us informed on the progress of the Local Plan.
Should you have queries relating to this letter, please do not hesitate to contact me using the details above.

Attachments:

Comment

Site Assessment Forms (Housing)

Representation ID: 6839

Received: 29/08/2017

Respondent: Bedford Estates

Agent: Savills

Representation:

These representations set out the views of the Estate on the proposed policies and growth strategy for the District. The Estate has an interest in several sites across the district. These are set out as follows:
* Leys Farm, Milton Bryan (sites A,B,C);
* Land off London End, Woburn (site C);
* Leighton Street, Woburn (sites A, B);
* Land off Newport Road, Woburn (site D); and
* Land at Ridgmont

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