BLETSOE NEIGHBOURHOOD PLAN

Your Parish – Your Plan – Your Future

ISSUES AND OPTIONS CONSULTATION: SUMMARY DOCUMENT

PLEASE USE THE REPRESENTATION FORMS ENCLOSED WITH THIS SUMMARY DOCUMENT AND RETURN COMPLETED FORMS TO:

Alison Southern, Parish Clerk, OR Neighbourhood Plan, 77 Curlew Crescent, 17 Memorial Lane, Brickhill, Bletsoe, , MK41 7HY MK44 1QJ

The full Issues and Options Consultation Report and a more detailed Assessment Report of the sites submitted for potential development which will form part of the Neighbourhood Plan Evidence Base is available at www.bletsoe.net.

THANK YOU FOR RESPONDING

TO THE CONSULTATION

September 2016

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1. INTRODUCTION AND BACKGROUND

Neighbourhood Planning - Introduction

1.1 The Government has introduced substantial changes to the planning system in Britain and as part of these changes the Localism Act 2011 introduced statutory Neighbourhood Planning in . It enables communities to draw up a Neighbourhood Plan for their area and it is intended to give communities more say in the development of their local area (within certain limits and parameters). Neighbourhood Plans will, therefore, help in shaping the future of the places where people live and work.

1.2 Neighbourhood Plans set out planning policies to help determine planning applications for new development and as statutory planning documents these will form part of the Bedford Borough Council “Development Plan”. Policies and site allocations identified in Neighbourhood Plans have to be in general conformity with the local authority’s Local Plan and take account of the National Planning Policy Framework. Neighbourhood planning, therefore, allows an area to get the right type of development for their community, but the plans must still meet the needs of the wider area. This means that Neighbourhood Plans must take into account the local Council's assessment of housing and other development in the area.

Neighbourhood Planning - Strategic Context

1.3 Neighbourhood Plans do not take effect unless there is a majority of support in a referendum of the neighbourhood. They also have to meet a number of conditions before they can be put to a community referendum and legally come into force. These conditions are to ensure plans are legally compliant and take account of wider policy considerations (e.g. national policy). The conditions are:

1. They must have regard to national planning policy; 2. They must be in general conformity with strategic policies in the development plan for the local area (i.e. such as in a core strategy); 3. They must be compatible with EU obligations and human rights requirements.

1.4 An independent qualified person will check that the Neighbourhood Plan appropriately meets the conditions before it can be voted on in a local referendum. This is to ensure that referendums only take place when proposals are workable and of a decent quality. Proposed Neighbourhood Plans need to gain the approval of a majority of voters of the neighbourhood to come into force. If proposals pass the referendum, the local planning authority has a legal duty to bring them into force.

Neighbourhood Planning - Local Context

1.5 In February 2013, Bletsoe Parish Council applied for the designation of the whole of the Bletsoe Parish as a Neighbourhood area and following a period of consultation Bedford Borough Council endorsed the proposal in a decision statement dated 1 July 2013. A Neighbourhood Plan Steering Group was set up comprising Parish Councillors and interested local residents to take forward the development of the Plan and the Steering Group has been committed to effective community engagement at all stages of the process.

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1.6 Consultation events have been organised to promote local awareness about the Neighbourhood Plan and to find out what the community thinks about the local area, what is good, what should be changed, what could be improved etc. This community engagement sought to ensure that a Neighbourhood Plan is developed in tune with local needs and aspirations and the feedback has helped shape the content of the Issues and Options consultation document. Feedback from the consultation undertaken in summarised on the web-site at www.bletsoe.net.

1.7 The full Issues and Options Consultation Report is available at www.bletsoe.net.This sets out the key issues identified so far by the Steering Group and possible policy options for addressing them. Before bringing forward detailed polices, proposals and land allocations the Steering Group is now holding a major consultation exercise on the Issues and Options that are set out in the detailed report and which are summarised in the Representation Forms circulated to each household.

1.8 Essentially, this Issues and Options Report is a synthesis of current thinking from the feedback and evidence gathered on what sort of development should take place in Bletsoe over the plan period and what type of development might go where. The Issues and Options stage is not the same as producing a draft Neighbourhood Plan but, rather, it is about sharing current thinking and testing ideas with the wider public and also key partners who may be either statutory consultees, local service providers or landowners/developers with an interest in the future of Bletsoe.

1.9 This is a consultation document, and comments and opinions are invited in the extended period to Friday 14 October 2016 to hopefully maximise response levels.

PLEASE USE THE REPRESENTATION FORMS ENCLOSED WITH THIS SUMMARY DOCUMENT AND RETURN COMPLETED FORMS TO:

Alison Southern, Parish Clerk, OR Bletsoe Neighbourhood Plan, 77 Curlew Crescent, 17 Memorial Lane, Brickhill, Bedford, Bletsoe, MK41 7HY MK44 1QJ

1.10 Copies of the Representation Forms are also available from the website www.bletsoe.net and by request from the Parish Clerk on (01234) 406099 or via e- mail to [email protected]. If preferred, comments can be made in writing or via e-mail to [email protected].

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2. COMMUNITY ENGAGEMENT - ISSUES IDENTIFIED

2.1 Neighbourhood Plans are intended to be developed by local communities, for local communities and it is, therefore, essential to find out what the community thinks about the local area as a pre-requisite to the production of a successful Neighbourhood Plan. In developing the Neighbourhood Plan, Bletsoe Parish Council has sought to engage with the local community to ensure that a Neighbourhood Plan is in tune with local needs and aspirations and the feedback has helped shape emerging policies and proposals.

2.2 It has been recognised that, without the benefit of local knowledge, key issues may be missed, or even worse, proposals could be developed that are at odds with local needs or priorities, leading to conflict and delay in getting the Plan adopted. Bletsoe Parish Council has, therefore, used front-loaded consultation to find out what the local community thinks and identifies as important local issues and opportunities.

2.3 A "Launch Event" to promote local awareness about the Neighbourhood Plan was held on 25 September 2014 at Bletsoe Village Hall and was well attended. This represented the beginning of the neighbourhood planning process and the consultation event was organised with the aim of achieving an event that was open and accessible to all members of the local community. The launch consultation event provided details of what a Neighbourhood Plan is and the stages and timeline to take the initiative forward. Key questions were posed, such as:

What do we need to retain a viable community in Bletsoe? What do we need to make Bletsoe an even better place to live? What do we value and what do we want to preserve? What is Bletsoe missing? What do you think should be changed or improved?

There were 70 consultation responses received at the event and the process helped gather a large amount of useful information. The exhibition material and a full summary of the comments received has continued to be available to the community on an established web-site, www.bletsoe.net.

2.4 The key issues arising from the Launch event were as follows:

Housing:

There was general concern at the sites submitted to the Borough Council as part of the "call for sites" process, although some recognition that these would be robustly assessed and would not be compliant with Borough Council Local Plan policies and as a consequence resisted. The setting of the Church and the Castle site should be maintained and any proposed development that could blight the setting should be resisted. There is a need to respect the Conservation Area and any new development within it should be sympathetic; There was support for some limited housing development but an overriding consideration was the need to ensure that the village retained its character, rural atmosphere and in particular its compact and historic nature. There was a view that any housing development should be based on need. There was some support for inexpensive housing, low cost affordable homes for families and retirement flats/homes; land behind Captains Close was identified as a possible location for development.

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There was a view expressed that the village already had a large percentage of social housing, indicating that the stock available should be broadened. There was concern at the appearance when entering the village and support, therefore, to improve the gateway to the village. The need for a strong Local Plan was emphasised so that inappropriate development could be resisted.

Infrastructure:

Parking was a problem and there was a need to review and provide off road parking or residents parking to assist this problem. Memorial Lane and The Avenue were identified as areas of parking concern. Speeding was identified as a further concern with traffic calming and average speed cameras identified as possible solutions. Bletsoe is viewed by some as a "rat run" for industry and Coplowe Lane was identified as a potential problem area.

Environment:

The importance of protecting the green space in the village was emphasised. Despite the need, it was considered that there should be no new parking provision on current green land within the village. There was a view that a safe bridleway should be developed from Coplowe Lane to Yarls Wood to avoid the to Road. There was a view that solar panels should be fitted to the Village Hall given the environmental benefits.

Community Facilities:

The need for improved broadband provision was emphasised. Potential improvements to the play area, better playground equipment and the need to expand and support the village hall as the centre of village activities was identified as possible investment opportunities. The desire for better public transport and a Village shop if more houses were built were raised. There was "dismay" at the possibility of the plan including offices and shops as "commercial buildings would seriously interfere with community ethos".

Heritage Assets:

The Ancient Monument should continue to be protected.

2.5 Further consultation, via a Neighbourhood Questionnaire, was undertaken during December 2014 and a full summary of comments received from this process is available on the web-site. There were 32 respondents to the questionnaire, representing a 30% response rate. 97% of the respondents lived in the Parish.

2.6 The majority responded as follows:

Housing:

47% were in favour of affordable housing needs; 63% think small sensitively located sites should be available for sale on open market; 31% want no more than 10 new dwellings; 47% want new dwellings to be semi detached houses; 31% think that the best site for new housing should be site number 30 (land on The Avenue at the entrance to Bletsoe off A6).

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Infrastructure:

There are no constructive solutions to improved parking in the village, apart from utilising the village hall car park; 19% think electronic speed signs are needed to improve speed calming; 44% are not in favour of providing cycle ways.

Environment:

75% strongly agree that unspoilt countryside is important; 66% strongly agree that a pleasant physical environment is important; 84% strongly agree that a peaceful and safe neighbourhood is important; 50% are in favour of providing allotment land.

Community Facilities:

47% are neutral as regards leisure and sport being important; 63% strongly agree that the community and its spirit is important; 84% strongly agree that a peaceful and safe neighbourhood is important; 41% are neutral as regards the importance of local services; 38% are neutral as regards the importance of lots of things going on; 28% are neutral as regards the importance of good public transport; 25% are neutral as regards the importance of local employment opportunities; 41% strongly agree that having a say in decisions that affect the parish is important; 94% have broadband and 77% say it is not fast enough, with an average speed across 16 respondents of 2.69 mbps; 78% are against any small scale commercial developments; Better playground equipment and improved bus service between local villages are mentioned.

2.7 In relation to the draft Vision, there were only 3 general responses but, reflecting on the feedback received, the Steering Group propose to update the Vision as follows to strengthen the commitment to maintain its distinctive and special characteristics:

"Bletsoe will remain a real peaceful rural village that seeks to meet the housing, economic and infrastructure needs of its residents. Any future development must, therefore, be sensitive and respect the character of the village without losing the character that makes it so special”

2.8 The responses to the initial consultation have been used to help review and shape the draft vision and overarching objectives, together with the content of the Issues and Options consultation document. It has provided a good level of data which has been invaluable in establishing priorities, identifying problems and generating ideas.

ISSUES AND OPTIONS IN RELATION TO THE FOLLOWING KEY OBJECTIVES ARE NOW SUBJECT TO CONSULTATION BY COMPLETING THE REPRESENTATION FORMS CIRCULATED SEPERATLY WITH THIS DOCUMENT:

HOUSING PROVISION INFRASTRUCTURE NEEDS THE ENVIRONMENT COMMUNITY FACILITIES HERITAGE ASSETS

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3. HOUSING GROWTH - POTENTIAL SITES SUBMITTED

3.1 Bedford Borough Council has commenced the preparation of a Local Plan that will set out how much growth there should be in the borough in coming years (housing, jobs and associated infrastructure) and where it should take place. A consultation paper ran from 13 January 2014 to 24 February 2014 and sought responses to the main issues facing the Borough in the coming years. For example, how much growth should be planned for and in general terms where it should be located. As part of this process, the Borough Council invited details of possible development sites, known as a ‘call for sites’ and in response to this a number of sites in Bletsoe were submitted for consideration. Not all the land that is submitted via this process is suitable for development and a technical assessment of each site is required.

3.2 In addition, the Borough Council published a further report in early September 2015 providing the basis for a second consultation in order to obtain further stakeholder engagement before the Plan is drafted. A six week period of consultation took place during October, November and December 2015 and there was a further opportunity to submit development sites "during the 2015 consultation period". The report identified the need for new land allocations for "about 4,500 new homes". The Development Strategy looks first for development opportunities in and on the edge of Bedford and , then apportions growth to rural settlements depending on their size and infrastructure capacity. Villages are placed in one of 4 groups and the report gives an indication of the scale of growth for each village or group. The consultation envisages that villages, like Bletsoe, would have "limited development" and the number of dwellings is identified as between 10 and 20 (averaging 15).

3.3 More recently, Bedford Borough Council has confirmed a revised timescale for the preparation of the Local Plan 2032, now renamed Local Plan 2035. The revised timescale provides for the adoption of the Local Plan in June 2019 (compared to June 2018 as part of the Local Development Scheme published in July 2015). The need to review the timescale arises from (i) a further 250 potential development sites submitted as a result of the 2015 Local Plan consultation (bringing the total number to around 640) and (ii) within the 250 new sites are a "small number of new settlement proposals" that require consideration (i.e. Land at Twinwoods - 6,000 new dwellings, Wyboston Garden Village - 4,000 new dwellings, Thurleigh Airfield - 1,000 new dwellings and Lee Farm Sharnbrook (Unilever) - 2,500 new dwellings). No such sites were submitted during the first call for sites in 2014 so the draft development strategy, published for comment in late 2015, was based on a dispersed approach, with the urban area of Bedford and Kempston being the first area of search and then remaining growth distributed in accordance with a rural settlement hierarchy.

3.4 The submission of new settlement proposals presents the option of pursuing a different development strategy, focusing the majority of growth in a much smaller number of locations including one or more new settlements. Such a strategy will need to show that new settlement proposals are suitable, available and deliverable and, even if new settlements are proposed, it will be a number of years after the adoption of the Local Plan before sites of this scale will start to deliver housing completions. As a result, smaller sites that can be developed earlier on in the plan period will also be required in order to maintain a five year supply of housing completions in accordance with the National Planning Policy Framework.

3.5 The location of sites in Bletsoe that have been submitted to Bedford Borough Council for potential housing development is shown on the map below and Section 4 of this summary document provides an assessment of each of these proposed sites.

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MAP - SITES SUBMITTED IN RESPONSE TO CALL FOR SITES PROCESS

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4. HOUSING GROWTH - ASSESSMENT OF SITES

Background

4.1 A key purpose of this consultation is to allow the community to comment on the acceptability of the sites put forward as potential allocations for future development in Bletsoe. The consultation forms part of the Bletsoe Neighbourhood Plan and will inform the means by which any sites allocated in the Neighbourhood Plan have been selected. It has been prepared by the Steering Group with assistance from Woods Hardwick Planning Ltd as planning advisors.

4.2 Each of the sites that form part of the consultation have been independently assessed in a consistent manner so as to be sure that sustainable development, as defined in the National Planning Policy Framework (NPPF), will be achieved within the Parish of Bletsoe. This is an important process in neighbourhood planning as any policies contained with the final Plan will need to be in conformity with the NPPF and in general conformity with the Bedford Borough Council Local Plan 2002 (BBCLP) and the Emerging Local Plan 2035.

4.3 It is also important to consider the outcome of the housing needs survey for Bletsoe, undertaken by Rural Communities Charity (BRCC), so that the future needs of the community are met and to broadly comply with the Borough’s strategic approach to housing need. This identified a particular need for smaller market housing (2-3 bedrooms) in Bletsoe and the survey identifies that the provision of up to 10 units would meet a reasonable proportion of the local need. Taken with the wider Bedford Borough need, there may be an expectation to provide between 10 and 20 new houses in Bletsoe to meet housing needs.

4.4 It should be noted if a site is allocated for future development within the Bletsoe Neighbourhood Plan, it will still need to go through the normal planning application process and the final decision on any planning application rests with the Local Planning Authority, however if a site is allocated in a "made" Neighbourhood Plan, the principle of the land being developed for the allocated use will be considered acceptable.

Assessment Methodology

4.5 For the Parish of Bletsoe a number of potential development sites have already been submitted to Bedford Borough Council as part of their Call for Sites exercise undertaken in conjunction with the preparation the new Local Plan to 2035 (identified in the map above by their Call for Sites reference number).

4.6 Details of the submitted sites during the initial Call for Sites in 2014 were subject to an initial consultation with Bletsoe residents during the early stages of the neighbourhood plan preparation. A second 'Call for Sites' was subsequently carried out by the Borough Council which closed on 14 December 2015. The second round of the call for sites brought forward additional sites in the Parish of Bletsoe and this further consultation with the community includes consultation on these additional sites and also alternative proposals for sites that had already been submitted. The comments made by residents were taken into account and helped to inform work on developing this issues and options consultation.

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4.7 Additionally, through the Call for Sites exercise two proposals for new settlements have been submitted both of which overlap the boundary of the Bletsoe Neighbourhood Plan Area, but are largely located within the adjoining parishes of Thurleigh and Milton Ernest. Both sites are located some distance from the village of Bletsoe itself. Given the substantial scale of the sites they are of a strategic nature and will be carefully considered in greater detail at a strategic level as part of the preparation of the new Local Plan, however, for completeness both sites are included within the Site Assessments.

4.8 In view of the modest scale of the Plan area, no other sites have been considered.

4.9 Planning legislation requires the site assessment methodology to balance sustainability and deliverability objectives in a way which ensures that the Bletsoe Neighbourhood Plan intentions are met whilst achieving Sustainable Development which is defined in paragraphs 18-19 of the NPPF. Each site has been assessed against its suitability, availability and achievability (as required by paragraph 47 of the NPPF) and finally it should be assessed for acceptability, which is a separate requirement of Neighbourhood Planning.

4.10 This detailed site assessment covers a four stage process to establish which sites best fit the plan objectives and provides the basis for making a decision about which sites should be allocated. The four stages are as follows:

o Identifying the sites which are in locations identified as being suitable for development. At this stage sites which have overriding physical or environmental constraints will be filtered out. o Assessing the availability of each potential site. o Assessing the deliverability of each site including viability. o The acceptability of each site as an allocation within the Neighbourhood Plan will be assessed based upon the outcome of this consultation. The definition of the four stages are fully explained in Appendix A of a separate, more detailed Site Assessment Report which will form part of the Neighbourhood Plan Evidence Base and is available to view at http://www.bletsoe.net

4.11 The tables below provide a summary of the site assessments and is based upon the results of detailed assessment criteria that have been applied equally to the individual sites. For simplicity the sites are referred to by their Call for Sites reference number and can easily be identified on the Map above. All of the sites were assessed using a Red, Amber or Green rating (traffic light assessment Green = 3 points, Amber = 2 and Red = 1) and scored accordingly based upon the following key areas: o Location; is it in a suitable location for development and would it contribute to the creation of sustainable, and mixed communities; o Policy restrictions; e.g. existing designations, protected areas, existing planning or other policy or strategy; o Physical problems or limitations; e.g. access, flooding infrastructure, ground conditions, flood risk, hazardous risks, pollution or contamination; o Potential impacts – including effect upon landscape features, heritage assets and conservation; o Environmental conditions which would be experienced by prospective residents.

4.12 Where a site has been considered as unsuitable, for example because access may be difficult or the site is isolated, no further assessment of availability or achievability have been made. The detailed R/A/G assessments are included within Appendix A of the detailed Site Assessment Report which will form part of the Neighbourhood Plan Evidence Base and is available to view at http://www.bletsoe.net.

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Site Assessment Summaries

Site Reference 030

Location and description First Field, The Avenue The site is adjacent to the edge of the existing village boundary. The A6 is to the west and to the north there is grazing land and caravans Current Use Open fields Proposed Use Residential development of 3-5 dwellings Gross site area (ha) 0.951 Suitability The site is located on the south western edge of Bletsoe. It is outside of the SPA (Settlement Policy Area) but adjoins its eastern boundary and is within walking distance of the village centre. The A6 runs along the western boundary of the site which could create potential noise issues that would require mitigation. There are no other constraints that would prevent development of the site and a modest development would contribute towards new housing provision in the village. The site is therefore suitable for development subject to any noise mitigation required. Availability The land is put forward as being available but is privately owned by more than one individual and therefore would require collaboration of all land owners, however there is an option agreement on the land. This site is therefore available and has the benefit of an option agreement with a developer. Achievability Aside from noise mitigation measures there are no known major constraints that could affect viability of the site. Development of the site for residential purposes is therefore achievable and it appears feasible for a new access to be created off The Avenue Acceptability Bletsoe residents will need to comment on whether the site is considered acceptable as an allocation in the Bletsoe Neighbourhood Plan (BNP). Concluding assessment Whilst the development of the site would extend the built form of the village closer to the A6 the location of the site would be an appropriate location for a small extension to the village. The Call for Sites submission suggests the site could provide a maximum of 5 dwellings however given the size of the site it could potentially provide more. Noise mitigation measures would be required due to the proximity of the site to the A6. This site scored well in the traffic light assessment with a total of 48 points. The site is suitable, available and achievable. It could be considered appropriate as an allocation in the neighbourhood plan OR as a reserve site for future development.

Total RAG score 48

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Site Reference 031 - Note: both parcels of land form site 031

Location Land North of the Old Rectory 1 Surrounded by agricultural fields to the north, east, and west, the site adjoins residential to the south and is located on the northerly edge of the village. It is outside of the SPA and adjoins the Conservation Area Boundary. Current use Agricultural Proposed use Residential: up to 10 dwellings Gross site area (ha) 0.45 Suitability The site is located on the northern edge of Bletsoe. It is outside of the SPA and separated from it by a small field but is within walking distance of the village centre. There are no other constraints that would prevent development of the site. It is therefore suitable for development. Availability The site is made up of two parcels of land separately owned by private individuals but submitted jointly and therefore development of the site would require collaboration of all land owners. Ownership issues may affect future availability of the site. Achievability There are no known major constraints that could affect viability of the site and it appears feasible for a new access to be created off The Avenue. Development of the site for residential purposes is achievable. Acceptability Bletsoe residents would need to comment on whether the site is considered acceptable as an allocation in the BNP. Concluding assessment Development of the site would extend the built form of the village to the north beyond the existing SPA. It could provide a maximum of 10 dwellings which would contribute towards provision of new housing in the village, however it is not adjacent to the existing SPA. A small development utilising the frontage of the site may be more appropriate for this location subject to minimising the visual impact on the character of the village when approaching from the north.

The site is suitable, available and achievable. It may be considered appropriate as an allocation in the neighbourhood plan OR as a reserve site for future development however having more than one land owner could present an issue with availability.

Total RAG Score 46

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Site Reference 032

Location Land south of Coplowe Lane Located to the east of the village the site is outside of the SPA but within the Conservation Area boundary. It lies between Village Open Space and St Mary’s Church, a Grade II* listed building at the historic core of the village. Current Use Agricultural (grazing) Proposed Use Residential: approx. 5-10 dwellings Gross site area (ha) 0.8 Suitability The site is located outside of the SPA but within the Conservation Area boundary. It lies between Village Open Space and St Mary’s Church, a Grade II listed building. The development of this site would enclose the church restricting views of the church currently enjoyed from the Village Open Space and from Coplowe Lane which would affect it setting. Both the NPPF and Policy CP23 of the CSRIP# seek to protect the historic environment therefore the site is unlikely to be a suitable extension to the village and because development here would conflict with National and Local Policy.

The site is considered unsuitable for allocation as it would conflict with both Local and National Policy therefore no further assessments have been made. Availability Not assessed Achievability Not assessed Acceptability Bletsoe residents would need to comment on whether the site is considered acceptable as an allocation in the BNP.

Concluding assessment Although the site scored quite well in the RAG assessment, given the location of the site immediately adjacent to Public Open Space and the Grade II* church, the site is considered to be in conflict with Local and National Policy and therefore would not be appropriate for allocation in the plan at this moment in time as other sites have been submitted which are considered more suitable.

Total RAG score 45

#Core Strategy and Rural Issues Policies

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Site Reference 033

Location North End Farm The site is located in undeveloped open countryside that surrounds the north of the town. It is completely surrounded by agricultural land. Current Use Agricultural Proposed Use Residential approx. 30 units Gross site area (ha) 1.8 Suitability The site is isolated from the village being located some 2km to the north of the existing village boundary. Given the extent of separation from the village a development of the scale proposed in this location is considered to be unsustainable and therefore would not accord with the NPPF.

The site is considered unsuitable for allocation as it would conflict with both Local and National Policy therefore no further assessments have been made. Availability Not assessed Achievability Not assessed Acceptability Bletsoe residents would need to comment on whether the site is considered acceptable as an allocation in the BNP.

Concluding assessment Given the isolated location of this site it is not within a sustainable location and therefore new development would conflict with Local and National Policy. The site would not be appropriate as an allocation in the neighbourhood plan.

Total RAG score 40

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Site Reference 034

Location Land at Waiting for the Sun Farm The site is located to the west of the village and occupies a large expanse of land between the existing housing between the village core on The Avenue and the A6. Current Use Gypsy & Traveller site/ paddock Proposed Use Residential: 10 - 20 dwellings and permanent Gypsy and Traveller site 4-8 pitches Gross site area (ha) 2.0 Suitability There is extensive planning history on the site and planning enforcement action relating to unauthorised siting of caravans. The most recent Appeal APP/K/0235/A/12/2187276 for a change of use to a caravan site with 4 pitches, erection of two amenity blocks, hardstanding and landscaping without complying with conditions attached to planning permission Ref 07/03706/Full (Appeal ref APP/K0235/A/08/2082215) dated 24 June 2009, was dismissed by the Secretary of State. The site is located some distance from the village due to there being no access onto The Avenue. A new suitable access would need to be created off the A6 and residents would need to walk along the A6 to access village facilities. The site is considered to be a disproportionately large allocation and would not integrate well due to its location and lack of access to the village. For these reasons the site is not considered suitable as it would conflict with both Local and National Policy. Availability Not assessed Achievability Not assessed Acceptability Bletsoe residents would need to comment on whether the site is considered acceptable as an allocation in the BNP.

Concluding assessment The site is isolated from the village and considered to be unsustainable and therefore new development would conflict with Local and National Policy. This site is not considered appropriate for allocation in the neighbourhood plan.

Total RAG score 42

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Site Reference 035

Location Land North of the Old Rectory 2 Surrounded by agricultural fields to the north, east, and west, the site adjoins residential to the south and is located on the northerly edge of the village. It is outside of the SPA and adjoins the Conservation Area Boundary. The site is largely similar to Site 031 (above). Current Use Agricultural Proposed Use Residential: approx. 20 dwellings Gross site area (ha) 1 Suitability The site is located on the northern edge of Bletsoe. It is outside of the SPA and separated from it by a small field but within walking distance to the village centre. There are no other constraints that would prevent development of the site. It is therefore suitable for development. Availability The land is put forward as being available but is privately owned by more than one individual and therefore would require collaboration of all land. Ownership issues may affect future availability of the site. Achievability There are no known major constraints that could affect viability of the site and it appears feasible for a new access to be created off The Avenue. Development of the site for residential purposes is achievable. Acceptability Bletsoe residents would need to comment on whether the site is acceptable as an allocation in the BNP. Concluding assessment The site scored well in the RAG rating assessment with 46 points. Development of the site would extend the built form of the village to the north beyond the existing SPA. It could provide a maximum of 20 dwellings which would significantly contribute towards housing supply. However, a development of this scale could be overbearing and would be in excess of the village needs. A smaller development utilising the frontage of the site may be more appropriate for this location subject to minimising the visual impact on the character of the village when approaching from the north.

The site is suitable, available and achievable. It could be appropriate as an allocation in the neighbourhood plan OR as a reserve site for future development however having more than one land owner could present an issue with deliverability.

Total RAG score 46

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Site Reference 036

Location Land west of Bletsoe Castle, The Avenue/Coplowe Lane The site is located on the junction of Coplowe Lane and The Avenue but predominantly fronts The Avenue. It lies between the road and Bletsoe Castle, a late C16 Grade II* listed building and a scheduled ancient monument at the historic core of the village.. It is centrally located within the village, outside the SPA but within the Conservation Area.

Use Agricultural (grazing) Residential: approx. 10 dwellings Gross site area (ha) 1.07 Suitability The site lies between Bletsoes most important Heritage Asset and the main road through the village. Development of this site would affect the setting of the Conservation Area, Bletsoe Castle and its surrounding open space resulting in significant harm to heritage assets. Both the NPPF and Policy CP23 of the CSRIP seek to protect the historic environment therefore the site is unlikely to be a suitable extension to the village and development here would conflict with National and Local Policy. The site is not considered to be suitable due to the adverse impact on Heritage Assets which would conflict with both Local and National Policy therefore no further assessments have been made. Availability Not assessed Achievability Not assessed Acceptability Bletsoe residents would need to comment on whether the site is acceptable as an allocation in the BNP.

Concluding assessment Given the heritage assets on and adjacent to the site, development would conflict with Local and National Policy therefore would not be appropriate for allocation in the plan at this moment in time as other sites have been submitted which are considered more suitable.

Total RAG score 43

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Site Reference 037

Location Land south of The Grange The site lies to the west of the village and adjacent to the A6. It is separated from the village and surrounded by open fields/paddock. It also lies immediately to the North of Site 034 and south of The Grange, an isolated residential property. Use Paddock/grazing Residential: approx. 70 dwellings Gross site area (ha) 2.93 Suitability The site is to the west of Bletsoe and isolated from the village. It does not relate well to the village and development of this scale would be overbearing and superfluous to the needs of the village. This site is not considered to be suitable for allocation within the BNP. It is also located adjacent to the A6 with no access to the village. Access would need to be formed off the A6 which may require significant highway works. The site is remote from the village cores and considered unsuitable for allocation as it would conflict with both Local and National Policy therefore no further assessments have been made. Availability No further assessment made Achievability No further assessment made Acceptability Bletsoe residents would need to comment on whether the site is acceptable as an allocation in the BNP.

Concluding assessment Given the isolated location and proposed scale of the site, it is not considered to be a sustainable location for residential development and therefore new development would conflict with Local and National Policy. This site is not considered appropriate for allocation in the neighbourhood plan.

Total RAG score 39

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Site Reference 517

Location The Avenue The site is adjacent to the edge of the existing village boundary. The A6 is to the west and to the north there is grazing land caravans. The site is effectively the same as Site 030 (above) but this proposed is submitted to the Call for Sites on behalf of a developer. Current Use Paddock Proposed Use Residential – number not specified but indicative layout plans illustrate 8 dwellings. Gross site area (ha) 0.932 Suitability The site is located on the south western edge of Bletsoe. It is outside of the SPA (Settlement Policy Area) but adjoins its eastern boundary and is within walking distance of the village centre. The A6 runs along the western boundary of the site which could create potential noise issues that would require mitigation. There are no other constraints that would prevent development of the site and a modest development would contribute towards new housing provision in the village. The site is therefore suitable for development subject to any noise mitigation required. Availability This site has been put forward by a developer as available but is privately owned by more than one individual and therefore would require collaboration of all land owners however there is an option agreement on the land. This site is available and has an option agreement. Achievability Aside from noise mitigation there are no known major constraints that could affect viability of the site and access from The Avenue appears to be feasible. Development of the site for residential purposes is achievable. Acceptability Bletsoe residents would need to comment on whether the site is acceptable as an allocation in the BNP. Concluding assessment This site scored well in the RAG rating with a total of 48 points. Whilst the development of the site would extend the built form of the village closer to the A6 a well-designed development could be viewed as sensitive entrance to the village. It could provide a maximum of 8 dwellings which would contribute towards the housing needs of the village, but noise mitigation measures would be required due to the proximity of the site to the A6.

The site is suitable, available and achievable. It is considered to appropriate as an allocation in the neighbourhood plan OR as a reserve site for future development.

Total RAG score 48

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Site Reference 537

Location Land north west of St Marys Close The site is outside of the SPA but adjoins existing development to the east. It is centrally located within the village and extends St Marys Close in a westerly direction. Use Grazing land Residential: approx. 9 dwellings (2-3 bedrooms) Gross site area (ha) 0.4 Suitability The site is adjacent to the SPA boundary. There are no physical or environmental constraints that affect development of the site. Availability Owned by Bletsoe Parish Council. This site is available for development. Achievability There are no known major constraints that could affect viability of the site however access to the site would be from St Marys Close/Captains Close believed to be under private ownership of a Registered Social Landlord. It is possible that the RSL may grant use of the access if they are involved in the delivery of any development at the site. Development of the site for residential purposes may be achievable. Acceptability Bletsoe residents would need to comment on whether the site is acceptable as an allocation in the BNP.

Concluding Assessment Whilst the development of the site would extend the built form of the village closer to the A6 and add a further layout of development behind St Mary’s Close, a well-designed development could be viewed as sensitive extension to the village. It could provide a maximum of 8 dwellings which would contribute towards the housing needs of the village as defined in the 2015 Housing Needs Survey, but noise mitigation measures would be required due to the proximity of the site to the A6. The site scored well in the RAG assessment with a total of 48.

The site is suitable, available and achievable. It is considered appropriate as an allocation in the neighbourhood plan OR as a reserve site for future development.

Total RAG Score 48

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Site Reference 685

Location Land North of the Old Rectory Agricultural fields to the north, east, and west. The site adjoins residential to the south and is located on the northerly edge of the village. It is outside of the SPA and adjoins the Conservation Area Boundary. It has been submitted as an amendment to site 031 showing a smaller scale development. Current Use Agricultural Proposed Use Residential – up to 3 dwellings Gross site area (ha) 0.3 Suitability The site is located on the northern edge of Bletsoe. It is outside of the SPA and separated from it by a field. The site is not within a Flood Risk Zone There are no other constraints that would prevent development of the site. It is therefore suitable for development. Availability The site is under private ownership. It is therefore available for development. Achievability There are no known major constraints that could affect viability of the site and access from The Avenue appears to be feasible Development of the site for residential purposes is achievable. Acceptability Development of the site would extend the built form of the village to the north beyond the existing SPA. It could provide a modest small scale development of up to 3 dwellings which would contribute towards new housing provision.

Concluding assessment The site scored reasonably well in the RAG rating assessment. Development of the site would extend the built form of the village to the north beyond the existing SPA. It could provide a modest small scale development of up to 3 dwellings along the site frontage which would contribute towards the housing needs of the community subject to minimising the visual impact on the character of the village when approaching from the north.

The site is suitable, available and achievable. It is considered appropriate as an allocation in the neighbourhood plan OR as a reserve site for future development.

Total RAG Score 47

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Site Reference 630 Thurleigh Airfield Business Park

Location The site is located on the eastern edges of Bletsoe Parish boundary; the majority of the site lies within neighbouring Thurleigh. Current Use B1, B2 and B8 uses. Proposed Use Mixed use comprising Residential (1000 dwellings) and 70ha of Employment Land together with associated green space and infrastructure. Gross site area (ha) 149.37 Suitability The site is not within a Flood Risk Zone It is previously developed land. There are no other constraints that would prevent development of the site. The suitability of the site in terms of strategic planning will need to be assessed through the Local Plan process. Availability The site is under private ownership. It is therefore available for development. Achievability There are no major constraints that could affect viability of the site. Development of the site for residential purposes is achievable. Acceptability Because of the strategic nature of this site, Bedford Borough Council will be undertaking public consultation on the proposals and Bletsoe residents will be able to comment on whether the site is acceptable as an allocation in the Borough Council Local Plan. Concluding assessment Given the strategic nature of the proposed site it is not felt appropriate to allocate the site within the Neighbourhood Plan. Total RAG Score N/A

Site Reference 608 Twinwoods New Settlement

Location The site is located on the southern edges of Bletsoe Parish boundary; the majority of the site lies within neighbouring Milton Ernest Parish. Current Use Employment use & Agricultural land Proposed Use Mixed use New Settlement comprising Residential use (6000 dwellings), employment land and associated green space and infrastructure. Gross site area (ha) 900 Suitability The site is not within a Flood Risk Zone. It is previously developed land. There are no other constraints that would prevent development of the site. The suitability of the site in terms of strategic planning will need to be assessed through the Local Plan process. Availability The site is under private ownership. It is therefore available for development. Achievability There are no major constraints that could affect viability of the site. Development of the site for residential purposes is achievable. Acceptability Because of the strategic nature of this site, Bedford Borough Council will be undertaking public consultation on the proposals and Bletsoe residents will be able to comment on whether the site is acceptable as an allocation in the Borough Council Local Plan. Concluding assessment Given the strategic nature of the proposed site it is not felt appropriate to allocate the site within the Neighbourhood Plan. Total RAG Score N/A

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