Frequently Asked Questions
We have set out below the answers to some Frequently Asked Questions in relation to the planning application.
Should you have any further questions which are not covered here, please visit our next steps page.
General Questions:
What is the development?
Hybrid Planning Permission has been granted under BBC Ref: 22/02193/MOF (dated 29th August 2025) for the following development:
- Full Planning Permission for the development of 304 dwellings, and associated infrastructure, and
- Outline Permission, with all matters reserved except access, for the development of 196 dwellings, a primary school, community hub and the provision of playing pitches and associated infrastructure.
Who is the developer and who is carrying out the construction of the development?
The scheme is joint venture between Redrow Homes and Bellway Homes Ltd, who are each developing 50% of the new homes.
How long is construction expected to last?
Subject to market conditions, it is expected that the development, including all new homes and associated infrastructure, would be completed within 5 years.
How will residents be kept informed during the construction of the development?
Our project website will be updated regularly. We will also be issuing a newsletter with development updates at key milestones.
Who should I contact if I have any questions at this stage?
Please contact the project team by phone on 0800 080 3293 or email us at hillfarm-sharnbrook@devcomms.co.uk.
How can I register my interest in a new home on the development?
You can register your interest in a new home on the development by visiting the Register Your Interest sections of each developer’s websites. You can do this by clicking each developer’s name below:
Redrow
Construction Activity:
Who will be undertaking the construction of the development?
As the scheme is a joint venture between Bellway Homes Ltd and Redrow Homes, each house builder will have its own site teams and subcontractors that will be working on the site at the same time.
What will the construction working hours be?
It is proposed that no external building works (including the use of machinery and/or plant maintenance) will take place outside of the hours of 8.00am-6.00pm Mondays to Fridays, and 8.00am-1.00pm Saturdays. No works will take place on Sundays or Bank Holidays. Deliveries will also take place within these hours.
No construction traffic shall enter or leave the site before 7.00am Mondays to Saturdays or at any time on Sundays, Bank Holidays. The site gates will be opened from 7.00am for site operatives to enter site and park up. No works however are to be undertaken outside of the above working hours.
If the on-site contractors or sub-contractors, for emergency, safety or other significant reasons need to work outside of those hours on an odd occasion or for a short period of time, they will need to seek the Local Planning Authority’s written permission to do so. If such permission is forthcoming, we will aim to let residents know.
When will deliveries be made to the site?
It is proposed all deliveries will fall within the working hour timeframe of 8am to 6pm (Mondays to Fridays) and 8am to 1pm (Saturdays).
When will new infrastructure, such as the Mill Road Roundabout be completed?
The Mill Road Roundabout will be completed as a priority for the initial construction phase, and fully operational by 1st dwelling occupation. Construction of the key A6 roundabout will then progress, to be operational by 130th dwelling occupation. Triggers for delivery of the new road infrastructure are agreed with the Council’s Highway Department and confirmed at Condition 7 of the planning permission.
How will noise, dust, mud and vibration be monitored and minimised?
A Construction Management Plan will be agreed with Bedford Borough Council and confirm measures to manage and minimise noise, dust, mud and other environmental considerations. A copy will be made available.
In summary, this would include:
Dust
The site management teams will monitor dust levels daily during all relevant operations with records kept in site diaries as necessary. If there is excess dust, the source will be identified, the task will be stopped & the methodology of the task reviewed and changed as necessary.
Mud suppression
A main wheel washing facility will be positioned at the side of each compound for any delivery lorries or contractors in order to clean vehicles with excess mud before leaving the site.
We shall also be laying on a Road sweep machine on a daily basis, where necessary, that will focus on the internal Spine road to pick up any excess mud or dust before vehicles exit the site.
Noise and vibration
All noisy activities will be kept to the minimum required, adhering to UK wide best practice standards, on top of the measures previously mentioned, such as working hours which aim to reduce the impact of noise from the site.
Traffic and Access:
What routes will construction traffic take to access the site?
Construction traffic will initially take access to the site from Mill Road, with site traffic access moving to the new A6 roundabout when it is constructed. All movements to and from the site will be directed via the A6, with its convenient links to Bedford, Rushden and beyond. All deliveries and personnel will be directed (with signage and instruction on appointment) to access the site via A6 to discourage any construction traffic through Sharnbrook village. A copy of a traffic management plan will be issued to all suppliers and subcontractors.
Where will construction workers park?
A construction compound for both developers will be located within the site. These will include enough parking for operatives, a storage yard, and welfare provision (toilets, canteen, meeting room/offices). No parking will be allowed off-site.
Will any local roads or footpaths be closed or diverted during the construction works?
Public Rights of Way
Due to Archaeological and Service Diversional works previously carried out, the proposed Temporary route as shown below in green has already been utilised. As agreed by Bedford Borough Council, we will use the same route until such a time it is safe to re-open an upgraded bridleway route to the public.
Road Closures
Subject to legal approvals from Bedford BC, it is intended that construction works for the Mill Road roundabout will start within the first few months of construction activity. Stage one of the construction of the roundabout will be within the site boundary & will have no impact on Mill Road traffic.
Stage two of the works will require works within the existing carriageway to Mill Road. There will be a lane closure with a need for two-way traffic lights, whilst the other will remain open to traffic. The lights will then be flipped to the opposite lane to finish these works.
To complete the works, it may be necessary to close Mill Road for short periods of time, subject to agreement with the Local Authority. Weekend working will be proposed to cause minimum amount of traffic disruption. Final surfacing of the new Roundabout will likely take place during night hours.
Residents will be informed of key dates via updates to the dedicated website or letter drops. Signage will also be erected ahead of any works or road closures.
Environment and Landscaping:
Will any trees be removed during the construction?
Yes, as necessary and in accordance with the approved Arboricultural Impact Assessment.
How are existing trees and hedgerows going to be protected during the construction works?
Tree protection measures are agreed with the Council in the approval of the Arboricultural Impact Assessment and will involve fencing off of key retained hedgerows and trees during the construction phase.
Community:
Will the school run or bus services be affected by the construction works?
In order to construct the Mill Road and A6 roundabouts, it may be necessary for lane closures and potential road closures. When this is the case, we will ensure we communicate this to residents with sufficient notice. We will notify the Parish Council, and work with bus companies and local schools who may be impacted to ensure diversions are clearly communicated.
How will disruption for neighbouring residents be minimised day to day?
As will be detailed in our Construction Management Plan, and in previous questions, there are a number of measures which we will be ongoing throughout construction which ensure we adhere to national standards to minimise disruption to our neighbours.
Neighbours will also be able to contact the project team at any time, through the contact details provided to notify of any specific issues, which will feed into the processes used on site.
Future Development:
When will be first homes be ready for occupation?
It is expected that 1st dwelling occupations will occur in Summer 2026.
How will construction be phased across the site?
A phasing plan has been agreed with the Council and will essentially involve construction of the dwellings towards the Mill Road frontage first, working north into the site and towards the land identified for the new primary school.
Will show homes or a sales centre be opening? If so, when?
Yes, show homes and sales centres for both developers will be open and available as soon as possible; target February/March 2026.