Key themes that were raised during the consultation events which took place in 2024 are summarised below, along with a response from Bloor Homes:
Future proposals could provide a variety of homes amidst an abundance of informal recreation and relaxation areas as well as places for play.
Traffic, particularly on Station Road, where parked cars restrict the carriageway width, and at the Station Road/Bedford Road (A600) roundabout.
A Transport Statement has been provided with the outline planning application, and this assesses the impact of the proposed development on the local highway network. This demonstrates that the proposed uses are not expected to have a material impact on the capacity of the local road network. This will be assessed by Highway Officers at the Council as part of the determination process.
Concern about the amount of development Lower Stondon has seen in recent years and the lack of community infrastructure that’s accompanied it.
The application proposals include a range of community uses, including land for a primary school with nursery or a village green, community sports centre, allotments, children’s play and an extensive are of parkland with open public access. These uses will support the existing community and lead to Lower Stondon becoming a more active and sustainable place to live.
Concern over risk of flooding
The proposed development site is situated entirely within flood zone 1. The Environment Agency’s Surface Water Flood Map shows that there are small areas of the site classed as low to high risk of surface water flooding. These generally follow the area where the ditch along the western boundary of the site is located, with small pockets in other areas of the site. The majority are located within the public open space area and therefore would not affect any built development. In the northern part of the site, where built development is proposed, small areas are shown to be at low risk of flooding from surface water. The Flood Risk Assessment & Drainage Strategy submitted with the planning application demonstrates how these will be mitigated through ensuring that surface water flows are routed away from vulnerable areas and directed towards the proposed drainage network. The site is therefore not considered to be at risk of flooding from this source. The FRA also demonstrates that the proposed development will not exacerbate the risk of flooding offsite.
Support for the level of open space retained and green infrastructure included.
The landscape proposals are detailed further on the Landscape Strategy Plan and within the Design and Access Statement submitted with the application, although in summary these include:
- The provision of c.19 hectares of land dedicated to landscape, green infrastructure, public open space, play and habitat related proposals. This represents approximately 89% of the total site area.
- Retention of the majority of existing vegetation, including mature trees along Station Road and the established perimeter and internal vegetation. Any losses necessary to facilitate the development will be minimised as far as practicable and will be more than compensated for through replacement planting.
- New woodland scrub planting within the southern part of the site to enhance existing copses and stands of trees, providing increased variety in habitat size.
- Incidental green spaces of new grass verges, tree and hedgerow planting both along the access road as well as around the primary school/ pavilion and community hub to help soften and integrate the new built development within the landscape.
- Extensive recreation routes around the site perimeter and throughout the southern area, with connections to existing Public Rights of Way FP48 and FP46 and a direct connection into Pollards Way Park.
- Surface water drainage attenuation ponds which will be designed to maximise biodiversity value, further benefitting wildlife habitats locally.
Various views on what community uses should be incorporated, including a medical centre, a new or relocated primary school, library, café, shops, a gym, resource for teenagers and multi-functional events space.
A broad range of ideas were put forward and the proposals have been refined through subsequent discussions with the Parish Council. For example, a number of responders considered there to be a need for a new medical centre, and initially this was included in the proposals. However, the Parish Council highlighted plans for the existing surgery to be extended and suggested alternative uses be considered. The Parish Council also requested that a village green be considered as an alternative for the proposed school site should Central Bedfordshire Council decide that the land is not required.
Bloor Homes consider that through the feedback received as part of the programme of community engagement, an optimum range of uses have been proposed in the submitted application which will provide cross-generational appeal and deliver wide ranging benefits to the local community.
