Site is prime agricultural land and provides special character to surrounding landscape of listed building - no justification for this, brownfield sites should be developed first. No assessment carried out on impact of development on ecology. Land currently important for wellbeing of residents. Development will potentially increase flood risk.

Air quality in area is already poor - this development will add significantly to this. Scale of development will put strain on already overwhelmed road infrastructure. Lack of clarity on employment opportunities - likely to be low skilled/low paid. Housing delivered will not reflect salaries of employees and is likely to be unaffordable.

Plan lacks clarity on infrastructure/services delivery to support development. Greater focus needed on town centre regeneration.