Bedford Borough Council
Allocations and Designations DPD
CLIMATE CHANGE
Issues and Options Paper
INTRODUCTION AND CONTEXT
In 2007 the council signed the Nottingham Declaration on climate change reflecting
its commitment to reducing carbon emissions. It is also signed up to the 10:10
campaign.
CORE STRATEGY AND RURAL ISSUES PLAN AND OTHER RELEVANT
POLICY BACKGROUND
Planning Policy Statement: Planning and Climate Change (Supplement to PPS1)
encourages planning authorities to set policies requiring a percentage of the energy
used in new development to come from decentralised, renewable or low-carbon
sources and encouraging sustainable buildings.
Amongst other matters, policy CP26 of the Core Strategy and Rural Issues Plan
seeks to minimise the consumption and use of energy from new buildings,
encourage sustainable construction and minimise the use of water. The Plan notes
that further policy will be developed as part of the Allocations and Designations Plan.
To support the preparation of the Allocations and Designations Plan, the council
commissioned consultants to assess the scope for more ambitious climate change
policy requirements. The results of this work are published in a background paper:
the Bedford Energy Potential Study, AECOM, 2010.
WHAT DID YOU SAY IN EARLIER CONSULTATIONS?
The Issues and Options paper consultation in 2008 noted that the scope of energyrelated
policies will be investigated in a background study and included in the
Allocations and Designations Plan. The study was not completed in time to be
included in the Draft Plan published for consultation in May 2010 which is why this
separate paper has been produced.
WHAT IS BEING PROPOSED?
Government guidance allows local authorities to require levels of building
sustainability in advance of those set nationally where local circumstances warrant.
These should be set in terms of national standards and cover various issues,
including water, waste and recycling, flood risk, pollution and security. Actions must
not only be taken to reduce the impacts of climate change by reducing carbon
emissions but also to adapt development to the effects of climate change and other
environmental damage.
The Code for Sustainable Homes and Building Research Establishment
Environmental Assessment Method (BREEAM) consider the wider environmental
impact of a building and therefore can achieve more holistic results with regards to
delivering sustainable design and construction. Compliance with the required
standard can be easily demonstrated through achievement of certification. Both
systems are regularly updated to reflect changes in the industry and feedback from
developers and manufacturers. The methodology and quality assurance for the
achievement of the required rating is carried out by licensed assessors and the
Building Research Establishment. The methodology is publicly available and linked
to government approved software used to demonstrate Building Regulations
compliance. In order to demonstrate compliance, full pre-assessment certification
under the relevant scheme, accompanied by a signed letter of explanation from a
registered assessor would be required. Post-construction validation would also be
required.
The Code for Sustainable Homes goes further than the current building regulations,
and is intended to help promote even higher standards of sustainable design. The
Code measures the sustainability of a new home against nine categories of
sustainable design, rating the 'whole home' as a complete package. The Code uses
a one to six star rating system to communicate the overall sustainability performance
of a new home against these nine categories. The Code sets minimum standards
for energy and water use at each level achieving carbon neutrality at level six. It is
recognised that zero carbon may be difficult to achieve on all sites and the
Government considers that flexibility could be introduced by allowing developers to
make payments to fund community energy projects. Domestic water consumption
in the East of England is currently about 130 – 160 litres per person per day.
Significant reductions can be achieved by installing low water use sanitary ware at
relatively little additional cost. However achieving the requirements of Code levels 5
and 6 is likely to require expensive grey water recycling systems.
The Government is committed to requiring all new homes to be zero carbon by 2016,
achieving this by staged reductions in carbon emissions requirements in the Building
Regulations. The most recent of these in October 2010, introduced a 25% reduction
in carbon emissions relative to the 2006 Building Regulations requirement. This
exceeds the minimum carbon reductions required at levels 1 – 3 of the Code for
Sustainable Homes.
Further information on sustainable design and construction can be found at
www.planningportal.gov.uk/england/professionals/buildingregs/sustainablehomes
and www.breeam.org.
Code for Sustainable Homes
Code level Minimum percentage reduction
in dwelling emission rate over
target emission rate for CO2
Maximum indoor water
consumption in litres per person
per day
1 - * 120
2 - * 120
3 - * 105
4 44 105
5 100 80
6 net zero carbon 80
Credits are additionally awarded for the following categories - materials, surface
water run-off, waste, pollution, heath and wellbeing, management, ecology.
* Building Regulations Part L 2010 introduced a 25% reduction in carbon emissions thus exceeding
the minimum requirement at lower levels of the Code
BREEAM
BREEAM rating Credits are awarded for the following categories
Pass
Good
Very Good
Excellent
Outstanding
Energy, management, health and wellbeing, transport, water,
materials, waste, land use, pollution, ecology
OPTIONS FOR COMMENT
OPTION CC1
This option would expect new homes in the borough to achieve at least Code level 4.
The background paper notes that there is a significant increase in costs above this
level of the Code due to the need to restrict water use. Homes built with Homes and
Communities Agency funding are already expected to achieve Code level 4,
therefore the policy would ensure that all tenures will target the same standards.
The option would require non-domestic developments to achieve BREEAM “very
good” standard.
OPTION CC2
This option would expect new homes in the borough to achieve at least Code level 4,
but additionally to aim for carbon neutrality. This avoids the significant additional
costs associated with achieving higher levels of the Code while still achieving the
highest possible reduction in carbon emissions. It is recognised that it may not
always be feasible to achieve carbon neutrality on-site and so, in such cases,
developers would be required to contribute to a Carbon Offset Fund. This Fund
would be used by the council to facilitate off-site renewable energy schemes,
improvements to the existing housing stock to reduce carbon emissions and tree
planting, resulting in substantial benefits to the borough. The level of payment and
further guidance on achieving zero carbon would be set out in a supplementary
planning document. This option would require non-domestic developments to
achieve BREEAM “excellent” standard.
FOR ALL OPTIONS
A size threshold in terms of the number of dwellings or amount of non-residential
floorspace at which the policy applies would be set to ensure compliance with the
Core Strategy and Rural Issues Plan which states that the policy in the Allocations
and Designations Plan should relate to “local development or site specific
opportunities”.
OTHER MAIN OPTIONS CONSIDERED
Rather than setting policies in this Plan, another option could be to rely on the
existing policy in the Core Strategy and Rural Issues Plan. This is not an acceptable
approach, as the Core Strategy and Rural Issues Plan itself refers to the need to set
more detailed policy in a later Plan and this approach is encouraged in national
planning guidance.
An addendum to the sustainability appraisal of the Draft Plan has been produced for
this paper. For both Options CC1 and CC2 It shows the following effects on
sustainability of the options –
Mostly positive and major positive effects due to increased use of renewable energy
and construction of sustainable buildings. No negative effects.
Consultation questions
1. Do you agree that using the Code for Sustainable Homes and
BREEAM is the best way to improve the sustainability of new
buildings? If not, what approach would you suggest?
2. Do you prefer:
a) Option CC1 (Code level 4 and BREEAM “very good”) – the
minimum improvement over existing requirements.
b) Option CC2 (Code level 4 plus zero carbon, Carbon Offset Fund
and BREEAM “excellent”) – the best improvement in terms of
cutting carbon emissions without increasing development costs
unreasonably.
c) Some other alternative (please specify)?
Please explain your answer.
3. At what size thresholds should the policy apply?
a) 20 dwellings / 0.6 ha and 1000 sq m for non-domestic
development.
b) 10 dwellings / 0.3 ha and 1000 sq m for non-domestic
development.
c) 5 dwellings / 0.15 ha and 1000 sq m for non-domestic
development.
d) Some other threshold (please specify).
Please explain your answer.
MONITORING AND DELIVERY
The council will monitor:
• New residential developments to ensure compliance with the Code for
Sustainable Homes by the use of planning conditions.
• New non-domestic developments to ensure compliance with the Building
Research Establishment Environmental Assessment Method (BREEAM) by the
use of planning conditions.
• If a policy threshold is set, the proportion of developments that do not have to
comply with the policy.
How to comment Comments can be returned by email, letter or fax as follows:
By post: Paul Rowland
Assistant Director Planning & Housing
Bedford Borough Council
FREEPOST ANG5840
Bedford
MK40 1ZD
By fax: 01234 325671
By email: bdf@bedford.gov.uk
Please note that all comments received will be made public.
Tuesday, 28 December 2010
Tuesday, 6 July 2010
Bedford Borough Council draft Allocations and Designations Plan Consultation Response
29th June 2010
Martin Tidy
Planning and Housing Services
Town Hall
MK40 1SJ
Dear Mr Tidy
Land adjacent to 156 High Street, Riseley (Riseley Site 29)
I am writing on behalf of Mr and Mrs Davies with regard to their proposal for a single house on the above site in Riseley. I have been asked by their architects to formally submit further representations to respond to the consultation draft plan which was published in May 2010.
Overall, we are disappointed that the Council have not taken the opportunity to secure the allocation of the site for a single dwelling. It is felt that insufficient weight has been given to the arguments put forward and the sustainable nature of the proposed dwelling has all but been ignored. There are a number of specific areas that my clients would like to address, which are as follows:
· Need;
· Sustainable Assessment of the site; and the
· Important open Space Review.
The consideration of this proposed site, has resulted in mixed messages, on the one hand the proposal is not considered to be sustainable, yet it is recognised as being a proposal for an eco house. The settlement policy area review states that the reason for its identification as a village open space is that it provides an important transition from the built up area of the village to the open countryside, yet the site is surrounding by other houses with the exception of its south eastern boundary and furthermore the Sustainability Assessment recognises that the “Site easily incorporated into existing settlement pattern” which suggests that this proposal could be developed without having a material impact on the village, open space or the surrounding countryside which runs wholly contrary to the decision not to allocate the site due to the fact it does not comply with rural policy.
The site is clearly a plot of land that sits between existing built up areas and its development for a single “eco house” would not result in a harmful impact on the village or the “open countryside” and would result in only a marginal impact on the village open space, given that the majority of the site would be a laid out as an enhanced meadow, thus retaining its openness.
Need
Our previous submission highlighted sound arguments for allowing a single dwelling in the village as part of the organic and incremental growth of the village and that the Council’s own policy made allowances and exceptions for such growth in villages and rural areas. Whilst I do not wish to repeat all of what has been previously submitted on this matter, I will set out some of the arguments here again as although there is a personal need, the Council’s response seems to have discounted the reasons previously given that relate to the Councils own policy guidance on local need.
“The advice note states that in interpreting “proven need” regard should be taken of three things: advice in PPS7 in relation to maintaining the vitality of settlements; the fact that there will always be a need for incremental development within settlements; and the fact that need will have to be interpreted differently owing to the type of use proposed and location of development, i.e. the need for large scale development on the edge of a large town will be easier to demonstrate need than say a large scale development on the edge of a village (our example).
My clients’ proposal does sit outside the SPA, but in reality it falls within the general built form of the village. It forms a very logical infill plot on which a property can be developed in such a manner that would respect the linear character of the village, without having a detrimental impact on the visual character of the village or impacting on the neighbouring properties. Furthermore the nature of the site ensures that there would be no unacceptable physical incursion into the open countryside as the boundaries of the site are strongly defined. A single dwelling therefore that lies within the historic building line, accords with the advice contained within PPS7 and the objectives of Policy CP14.
Under Section 2 of the Council’s advice note, sub section A it states:
In order to meet the PPS7 requirement for vital settlements it is implicit that within the SPAs some incremental growth may be acceptable to maintain vitality. This means that appropriate development proposed within SPAs consistent with saved policies H24 and E17 should proceed.”
It is clear that both national government advice in PPS7 and PPS3 and as set out in the Councils own supplementary advice note that there will always be a need for incremental growth in villages to maintain vitality of that settlement. It is our belief that this proposal offers such incremental growth in a location that sits comfortably within the historic village built form, where it won’t have a harmful impact. It will release a larger family home onto the market providing an opportunity for a family in the village to move thus releasing a smaller, perhaps more affordable house onto the market.
The Sustainability Assessment of the site clearly accepts that development on this site would fit the existing form of the village stating “Site easily incorporated into existing settlement pattern”
Therefore, it is strongly argued that the need for an additional dwelling in the village is demonstrated by the fact that a) my clients desire to stay in the village (i.e. personal need) and b) planning policy readily accepts that there will always be a need for incremental growth in villages. The fact that this site is not technically within the SPA should not preclude proper consideration for such development, as the site forms a suitable infill plot which could be developed without having a harmful impact on the surrounding village or countryside.
Sustainability Assessment
The Council’s Sustainability Assessment of the site seems to have completely missed the point of this proposal. My clients are seeking the reallocation of part of this land to be a) within the SPA and b) excluded from the Important Open Space, for the development of a single eco house. It is proposed that this new home would be for a Code for Sustainable Homes Level 6 property. This quite simply is the most sustainable development that is possible and as you will be aware will be carbon neutral. The Sustainability Assessment has not properly assessed the impact of the proposal correctly. Below I will review each of the criteria used in the assessment.
1 – Reduce greenhouse gas emissions | the assessment puts a + against this criteria which is welcomed but it makes no reference to the fact this is a proposal for a carbon neutral home. |
2 – Reduce the risk of flooding including adapting to the impacts of climate change | the assessment gives this proposal xx claiming that it lies within Flood Risk areas 2&3. The assessment fails completely to recognise the use of rainwater harvesting and the green roof technology that will be employed as part of this proposal which will ensure that the potential for run off at a rate which will result in potential for flooding is minimised. It should also be noted that although the |
3 – Protect and enhance the built historic features and cultural heritage of the Borough. | The assessment again gives this criteria a x as the site is not previously developed and lies within the Conservation Area. This assumes that all development would not protect or enhance the built historic features or cultural heritage of the borough. This assumption is clearly wrong there are many examples of where new development is allowed within conservation areas or adjacent to listed buildings as it is recognised that development can enhance the historic nature of an area. The proposal is for a low impact / carbon neutral house which will be dug in to the ground slightly and will have a green / living roof, therefore it is unlikely that the building will have a material impact or will be overly visible to the surrounding area, as such in light of the above factors it is argued that this criteria should not be given a x but should be neutral or even a + score. |
4 – Create, conserve, protect and enhance the Boroughs natural features, distinctive local environments, habitats and species | Again due to the fact this is a |
5 – Promote sustainable lifestyles, use resources efficiently, maximise recycling and reuse. | The site was given a negative x score, the principle reason given being that the site is not previously developed. This wholly disregards the Code Level 6 nature of the proposal and the fact it will be carbon neutral. Promoting sustainable lifestyles is at the heart of this proposal. It also should be noted that on the suggestion by students at |
6 – No issue with the assessment | |
7 – Provide a range of quality homes for all, especially affordable housing | a neutral score was given for this criteria but it is argued that the house being proposed is a code level 6 home which will also be designed to full mobility standards so that the owners will be able to continue to live in the property should their circumstances change as they get older, thus ensuring that this property will help towards providing a range of accommodation for all. Therefore the assessment should have scored this as positive with a +. |
8 – No comment | |
9 – No comment | |
10 – Meet the needs of a changing population | we agree with the positive score given but for the reasons outlined in some of the above points, this proposal is being built to full mobility standards and is to be a carbon neutral home thus fully meeting the needs of a changing population. |
11 – Agree with the score and comments provided in the assessment. | |
12 – Deliver low carbon buildings, whatever their use. | Although we agree with the positive + score, it is felt that the absence of any comments on the carbon neutral aspect of the proposal strange. This sort of proposal should be applauded and welcomed and recognised in a Sustainability Assessment. |
13 – Support the borough’s economy and specifically encourage the high value knowledge based industries | The assessment scored this aspect neutral which is felt to be unfair. A Code Level 6 proposal will lead to greater understanding of sustainable technologies and will allow where possible local builders the opportunity to enhance their knowledge of such technologies which is where the future of development has to go. The owners of the site are also working closely with the staff and students at |
14 – Improve the skills of the labour force | Again the assessment only gives this a neutral score. For the reasons mentioned in the above point, it is argued that this proposal give the opportunity for local builders to enhance and expand their skills and knowledge of such proposals. It is our understanding there is not another example of a Code Level 6 home in Bedfordshire and certainly not in |
15 - Minimise growth in car usage, reduce the need to travel and promote the shift to more sustainable modes of transport | This criteria has been scored xxx which seems to be based on the fact this is a village and therefore is not as sustainably located as a site in the urban area which is of course self evident. This also suggests that no site in the rural area should be allowed to come forward on this basis. However, this runs contrary to national policy in that it is recognised that some housing development should be allowed in appropriate rural locations. It is also argued that we are only talking about the impact of an additional single dwelling, and this would not lead to an unacceptable increase in the number of private vehicular trips. Whilst some would be made, there are local services and facilities in the village and bus services are available with an enhanced evening service from |
16 – Strong local identity and sense of place | we agree with the positive score and comment. |
17 – No comment to be made. |
As you can see, it is our view that the Sustainability Assessment of this site has not fully taken into account the proposed nature of the development and as a consequence, and for the reasons outlined above, the proposed development scores a lot more highly in sustainability terms and would therefore be an acceptable form of development.
Important Open Space Review
It is acknowledged that the site is currently allocated as an Important Open Space and as a consequence, other policy issues aside, its development would be contrary to policy. However as explained in our previous submission the site is in private ownership, is barely visible, does not perform a useful function and does not hold any special merit. On this basis it should not be considered as an Important Open Space.
It is argued that the precedent for reallocating Important Open Spaces has been previously established when the Inspector for the current local plan recommended that the land adjacent to the Old White Horse PH, Riseley should not be allocated as Important Open Space, as it did not hold any special merit which was subsequently changed in the adopted Local Plan. It is argued that the same conditions that applied to that site equally apply to this site and as such the site should not continue to be identified as an Important Open Space.
It is recognised that as part of this draft plan, the Council have reviewed all the Important Open Spaces, judging them against a list of criteria for establishing whether they should continue to be recognised as important open spaces or not. This review has also renamed these spaces as Village Open Spaces. Although just a simple name change, it does seem to indicate that these spaces are no longer “important” or vital to the character of the villages they are located in.
In the case of the review of open spaces the Council assessed the suitability of such spaces against a list of criteria, which are as follows:
a) they are publicly accessible and valuable to the local community for sport recreation or as amenity space;
b) they give identity to a settlement or village by helping to retain its form and reflect past history (examples include village green);
c) they for a gap or break in the frontage which contributes to the character of a settlement for example providing a view into a village which forms part of the village setting, or a view into open countryside establishing the relationship between the form of the village and the countryside beyond;
d) the gap provides visual relief in an otherwise built up area punctuating the street scene;
e) the open space assists the transition between village and countryside providing a soft edge to the village which is pleasing visually.
In the case of the proposal site, the Council has reviewed it against the above criteria and have argued that the site should continue to be allocated / designated as a Village Open Space. The background paper states that the open space known as Riseley Site G should be designated as it complies with reason E.
By only referring to the single criteria, it is logically assumed that the Council felt that the paddock does not warrant designation for the other four criteria, i.e. it is not publicly accessible and is not valuable to the local community, it does not give identity to the village in terms of its form or past history, it is not a gap or break in the frontage that contributes to the character of the village and finally, it doesn’t provide a visual relief in an otherwise built frontage, presumably as it is not visible from the road.
This leaves criteria E, however, this does not seem to tally with the sites context or its location in the village. It is accepted that the site has a boundary to the open countryside, but the site lies well within the historic building line of the village, it is not on the edge of the village with no development beyond it, i.e. where a new building would extend the village. But it forms an infill plot. The “open” space does not assist the transition between the village and countryside or provide a soft edge to the village which is visually pleasing. It is not located on the edge of the village.
As such we argue that none of the criteria used in this assessment warrant the site being continued to be designated as a Village Open Space. It is not publicly accessible, it is barely visible except along the footpath and as a site, it holds not special merit either in landscape and visual terms or historical significance to the village, much like the land adjacent to the Old White House PH. Therefore, its development for a single low impact carbon neutral house should be viewed as acceptable.
It should also be noted that the design of the building with its green roof, the fact it will be dug in to the site together with the retention of trees along the frontage and the other boundaries will ensure that in visual terms there will be minimal changes to the site, with the exception of a more formal driveway and hardstanding area for vehicles close to the road. Although in reality even these areas will be largely hidden from view. The majority of the site will remain as open space / meadow therefore minimising any impact or changes.
It should also be noted that the village contains a significant number of areas of open space which are far more important in terms of their contribution to the village, with regard to amenity space, visual relief, and overall importance to the village. They are also located in the heart of the village.
As a consequence, we request that the Council reconsider the sites continued allocation as a Village Open Space and remove the designation from this site. In addition and in light of the arguments put forward above and in our previous submission, we also request that the Council amend the SPA boundary to include a portion of the site as shown on the plan previously submitted in May 2009 to allow the development of a very exciting Code Level 6 home.
If the Council feel a meeting would be useful to discuss the implications of the above, we would be more than happy to visit the Council offices.
Yours sincerely
James Luntz
Director
ClearView Planning Ltd
Wednesday, 30 June 2010
Thank you for your help
Bedford Borough Council draft Allocations and Designations plan has been published for consultation up to 13 July 2010. The council is keen to hear your views on the draft proposals. Comments should relate only to valid planning matters. Other matters cannot be taken into account by the council when preparing the plan.
For more information on what is and what isn't a valid planning matter, please click here.
We own a site in Riseley on which we would like to build the Riseley Eco House, but at the moment it is designated as a Village Open Space and development will not be permitted on land designated as a Village Open Space.
For more information on what is and what isn't a valid planning matter, please click here.
We own a site in Riseley on which we would like to build the Riseley Eco House, but at the moment it is designated as a Village Open Space and development will not be permitted on land designated as a Village Open Space.
The Short Cut:
Please use the reply form below to let Paul Rowland, Assistant Director (Planning and Housing) Bedford Borough Council know that Riseley Site G, site no 29 adj 156 High Street does not fulfil the criteria which the council have used to justify its designation
“E the open space assists the transition between village and countryside providing a soft edge to the village which is pleasing visually”
“E the open space assists the transition between village and countryside providing a soft edge to the village which is pleasing visually”
and therefore should not be designated as a Village Open Space.
The Longer Way:
Please read through the following notes and then use the reply form below to let Paul Rowland, Assistant Director (Planning and Housing) Bedford Borough Council know that Riseley Site G, site no 29 adj 156 High Street does not fulfil the criteria E which the council have used to justify its designation and therefore should not be designated as a Village Open Space.
The Notes:
Bedford Borough Council have identified open spaces as village open spaces/views where they meet one or more of the following five criteria:
·
A they are publicly accessible and valuable to the local community for sport, recreation or as amenity space
A they are publicly accessible and valuable to the local community for sport, recreation or as amenity space
· B they give identity to settlement or village by helping to retain its form and reflect past history (examples include village greens)
· C they provide a gap or break in the frontage which contributes to the character of a settlement for example by providing a view into a village which forms part of the village setting or a view into open countryside establishing the relationship between the form of the village and the countryside beyond.
· D the gap provides visual relief in an otherwise built up area punctuating the street scene
· E the open space assists the transition between village and countryside providing a soft edge to the village which is pleasing visually
Our site is called “Riseley Site G, Site no 29 Adjacent 156 High St” and is behind the trees on the left in the photo. It is designated as a Village Open Space only on one of the 5 possible criteria namely “E the open space assists the transition between village and countryside providing a soft edge to the village which is pleasing visually”
Village Open Spaces Riseley – site G page 6
We reject the premise that the site assists the transition between village and countryside, providing a soft edge to the village which is pleasing visually
The space in question is not at the end of the village and therefore does not provide a transition – there are 6 house, Margaret Beaufort Middle School and the caretaker’s bungalow before you reach open countryside on the same side of the road. On the opposite side of the road there is a small estate (Hunter’s Yard), 7 houses and a petrol station.
We would not in any case alter the tree line at the side of the road and would use the existing field gateway to gain access to the site and the proposed Riseley Eco House. The site is 1.6 metres above the High Street and provides very limited views, even in winter when the trees are not in leaf. There is no public access to the site. A public footpath runs along one side of the site, but again, has limited views because of hedges on both sides. It should be noted that the council admits that the site for the Riseley Eco House would “be easily incorporated into the existing settlement pattern of the village”.
It will help us if you contact Paul Rowland, Assistant Director (Planning and Housing) using the response form which can be sent “Freepost”. It is essential to address planning issues ie that the site should not be designated as a village open space and not just plead the case for the Riseley Eco House.
Thank you for your support
This consultation is now closed but if you have any comments we will be pleased to have them
George and Sue Davies July 2010
Bedford Borough Council
Allocations and Designations Draft Plan
Allocations and Designations Development Plan Document Draft Plan Consultation
Issues and Options Stage
Bedford Borough Council is currently preparing an Allocations and Designations Plan as part of its Local Development Framework. The Plan makes specific site allocations and land designations. It identifies where development should occur and areas where specific policies will apply, including policies to protect land from development.
The Allocations and Designations Plan is being prepared in accordance with the strategy and higher level policies already adopted in the Core Strategy and Rural Issues Plan.
The Issues and Options Stage of the Plan's preparation started at the beginning of 2008. Details of work that has already been carried out, including sites submitted during the 'call for sites' in 2008, can be found on the main Allocations and Designations page.
As part of the Issues and Options Stage of the Plan's preparation, the council is currently consulting on a draft Allocations and Designations Plan.
The current consultation will run from 31 May to 13 July 2010.
Consultation Documents
The draft Plan is made up of a written statement and a series of maps. It is also supported by a number of background documents, including a Sustainability Appraisal.
The council is keen to hear your views on the draft proposals. Comments should relate only to valid planning matters. Other matters cannot be taken into account by the council when preparing the plan. For more information on what is and what isn't a valid planning matter, please click here.
How to Comment
There are several different ways of responding to this consultation.
Online response form - an online response form has been created allowing a quick and easy way of commenting on those areas of the plan most relevant to you. After completing the form, simply click 'submit' at the end and it will be sent automatically to the council.
Letter/email - A letter or email can be sent to the borough council outlining any views or comments on the plan. These will be taken and added to the answers received through the response forms. If it is possible, it would be helpful if any comments submitted by letter or email could reference the policy number or part of the plan they refer to.
Responses submitted by email can be submitted to bdf@bedford.gov.uk.
Written responses can be sent freepost (no stamp required) to:
Paul Rowland
Assistant Director (Planning and Housing)
Bedford Borough Council
FREEPOST
ANG 5840
Bedford
MK40 1ZD
Response Form All comments will be made public.
Chapter 15: Village Open Spaces and Views | |||
b. Are there any proposed areas which you think should not be designated as Village Open Space / View? If yes, please give the location of the site and reasons why it should be not be designated. Site Number 29 Adj 156 High St Riseley The Riseley Eco House Project Site “Riseley Site G, Site no 29 Adjacent 156 High St” is designated as a village open space only on one of the 5 criteria namely “E the open space assists the transition between village and countryside providing a soft edge to the village which is pleasing visually” We reject the premise that the site assists the transition between village and countryside, providing a soft edge to the village which is pleasing visually The space in question is not at the end of the village and therefore does not provide a transition – there are 6 house, Margaret Beaufort Middle School and the caretaker’s bungalow before you reach open countryside on the same side of the road. On the opposite side of the road there is a small estate (Hunter’s Yard), 7 houses and a petrol station. The site is 1.6 metres above the High Street and provides very limited views, even in winter when the trees are not in leaf. There is no public access to the site. A public footpath runs along one side of the site, but again, has limited views because of hedges on both sides. It should be noted that Bedford Borough Council in its Sustainability assessment of the site admits that the site for the Riseley Eco House would “be easily incorporated into the existing settlement pattern of the village”. | |||
CONTACT DETAILS | Personal details | ||
Title | |||
Name | |||
Job title | |||
Organisation (if applicable) | |||
Address | Postcode | ||
Telephone number | |||
We will keep your details in a database so that we can keep you informed about the progress of the plan. If you don’t want us to retain your details and keep you informed please tick the box opposite. | |||
Responses submitted by email can be submitted to bdf@bedford.gov.uk.
Or by post to:
Paul Rowland
Assistant Director (Planning and Housing)
Bedford Borough Council
FREEPOST
ANG 5840
Bedford
MK40 1ZD
Response Form All comments will be made public.
Chapter 15: Village Open Spaces and Views | |||
b. Are there any proposed areas which you think should not be designated as Village Open Space / View? If yes, please give the location of the site and reasons why it should be not be designated. Site Number 29 Adj 156 High St Riseley The Riseley Eco House Project | |||
CONTACT DETAILS | Personal details | ||
Title | |||
Name | |||
Job title | |||
Organisation (if applicable) | |||
Address | Postcode | ||
Telephone number | |||
We will keep your details in a database so that we can keep you informed about the progress of the plan. If you don’t want us to retain your details and keep you informed please tick the box opposite. | |||
or please post to
Paul Rowland Assistant Director (Planning and Housing)
Paul Rowland Assistant Director (Planning and Housing)
Bedford Borough Council
FREEPOST
ANG 5840
Bedford
MK40 1ZD
Subscribe to:
Posts (Atom)