Site Assessment Pro Formas

Ended on the 3 September 2021
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Sites 909-1371

(1)Site ID: 909

909
Dags Lane, Riseley, Bedford, MK44 1EH
Housing

2.66

60-70 dwellings

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the west side of Church Lane in the village of Riseley, approximately 10.0 miles north of Bedford town centre. There are two possible access point, the first one west of Kings Close and the second one north of Dag Lane. The closest bus stop is located 500m south of the site on High Street. There is a 1.5m footway on the other side of the Kings Close but none serving the site. Dag Lane also has a footway of approx 2.0m. Cycling is feasible onroad. A Transport Assessment will be required to identify the impact of traffic on Kings Close, Dag Lane and on King Close/Church Lane and Dag Lane/Gold Street/Rotten Row junctions. The proposal will require a road constructed to adopted standards in accordance with Bedford Borough Council's highway standards. This includes accommodating the carriageway/footway widths and the required radius kerbs. Introduction of a footway and/or a more formal crossing to tie into existing footway provision.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(17)Site ID: 910

910
Land at Rushden Road/ Marsh Lane Milton Ernest 5 ha
Housing

5.04

50

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

A new access would have to be created onto the A6 however the proposed access location is fine. No significant traffic congestion in the area, and the development is unlikely to have more than a moderate impact. There are bus stops within 200m where the number 50 bus provides a roughly hourly service between Bedford and Rushden. Both proposed access points (A6 and Marsh Lane) have direct access to a suitable pavement. There is no specific cycle connectivity however there are several quiet roads in the area which could be used for cycling, or alternatively the existing pavement along the A6 could be widened using the verge and converted into a shared cycle path. Ensure that there is a pedestrian and cycle connection to Marsh Lane even if it is not used for vehicular access as this is a far more attractive option for pedestrians and cyclists. Investigate potential for a shared cycle path along the site frontage.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 911

911
Land to the North of Church End, Renhold
Housing

0.72

10 - 15

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located north of Church End in the village of Renhold approximately 4 miles northeast of Bedford town centre. Access could be obtained from Church End to the south of the site. The development could contribute to moderate existing traffic problems in Church End. The closest bus stop is approximately 200m west of the site. The frontage of the site on Church End has a footway of 1m and cycling is possible only by using the road. The existing access from Church End would require improvement. Improve footways provision along site frontage for pedestrians and consider marking on-street cycle lanes along Church End.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(3)Site ID: 912

912
Land at The Orchard, West End Road, Box End, Kempston
Housing

7.18

120

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located in Kempston Rural approximately 4.5 miles south-west of Bedford town centre. The proposed development will be accessed via West End Road which is currently subject of national speed limit. Box End Road is a single carriageway road without any footways. The nearest bus stop is located approximately 100m from the site. The site lacks footways along West End Road and although Box End Road has a footway on the east side, it is less than the standard 1.8m in most sections. Cycling is possible by using the road surface. A Transport Assessment (TA) will be required to identify the impact of traffic and implement positives measures for the provision of and/or improve facilities for public transport, cyclists and pedestrians including footways/cycleway with crossing facilities as well as extension of the bus service routes. Given the proposal, a road to adoptable standards is required in accordance with Bedford Borough Council's highway standards in respect of width of carriageway, provision of footway/maintenance margins and radius kerbs at the junction. The speed limit on West End Road is currently subject to 60mph and for any residential development to be considered, this speed limit needs to be reduced to 30mph through the process of a permanent Traffic Regulation Order (TRO). The site and the surrounding road network lacks provision of footways, hence given the scale of development to increase pedestrian and traffic movement then satisfactory footways should be provided so that the accessibility to the site for pedestrians is improved and pedestrian crossing points need to be identified.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(3)Site ID: 915

915
Land south of Roxton Road, Great Barford
Housing

1.89

50

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

0 The proposal appears to have no impact on heritage assets and their significance.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Access is onto Roxton Road in the middle of the frontage. Some moderate traffic in the area however the size of this development is not likely to make this significantly worse. The main village bus stops are within 500m of the site where the 905 bus provides a half hourly service between Bedford and Cambridge. There is a pavement along the frontage with Roxton Rd however it is fairly narrow (approx 1m wide). There is a shared cycle/pedestrian path on the opposite side of the road, however this could do with widening/improving. The pavement directly outside the site could be widened to better accommodate all users. The shared cycle/pedestrian pavement on the opposite side of Roxton Road should also be widened/improved.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 918

918
Land south of Odell Road, Sharnbrook
Housing

46.76

397

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

? The site is within the impact risk zone of an SSSI / Natura 2000 site

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located on the east side of Odell Road, in the village of Sharnbrook approximately 8.8 miles north of Bedford town centre. Congestion in the vicinity is limited to school start and finish times. There is a bus stop in the vicinity of the site near the Odell Road/School Approach roundabout. There are no footways serving the site. However, north of the Odell Road/School Approach roundabout there is a 1.6m footway on the other side of Odell Road. There are no specific provisions made for cyclists although they can use the carriageway. A Transport Assessment will be required to identify the impact of traffic on Odell Road as well at the Odell Road/School Approach roundabout. The proposal will require a road to adopted standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs.

No answers chosen.

noise from school and Santa Pod

No answer given.

High risk allocation

Part of the site falls within the boundary of a MSA.

No answer given.
 

Site ID: 922

922
Land adjacent to Willow Farm, Butler Street, Ravensden, MK44 2RU
Housing

0.78

10-15

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

No answers chosen.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the south side of Butler Street and Thurleigh Road in the west of Revensden village approximately 3.5 miles north of Bedford town centre. Access to the site is feasible via Butler St off Ravensden Road, which is a 30mph speed limit road. There is no significant traffic congestion in the area. There are no footways serving the site, nor cycle acess. Cycling is feasible on-road. The site enjoys immediate and adequate access onto the public highway. It is proposed that the existing access arrangements will be retained. Consider cycle improvements along Butler Street to the direction of Oldways Road and implementation of a footway to tie into existing provision on Butler St.

No answers chosen.

agricultural noise and contamination issues exisit for the site

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 929

929
Land at Struttle End, Ravensden (West of Oldways Road/Ravensdon Road) MK44 2RH
Housing

4.34

30-40 dwellings

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the southwest side of Ravensden Road in the village of Ravensden approximately 3.8 miles north of Bedford town centre. Access to the site is feasible directly from Ravensden Road. There is no traffic congestion on Ravensden road. The closest bus stop is located approximately 350m south of the site. There are no footways serving the site, nor formal cycle connections. Cycling is feasible on-road. A Transport Assessment will be required to identify the impact of traffic and satisfactory facilities for both pedestrians and cyclists. Provide connection to footways 150m to the south along Ravensden Rd.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(54)Site ID: 930

930
Land to the West of A1, Duloe
Housing

17.59

400-450 Dwellings

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

? The site is within the impact risk zone of an SSSI / Natura 2000 site

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access from B645 Road frontage. Various bus services run to Savile's Close stop some 650m east of the site. The site has a shared footway/cycleway along its frontage on the northern side of the B645, this forms part of route 12/51 on the National Cycle Network. Implementing a crossing to the existing shared footway on the north side of the B645. Proximity to existing A1 slip junction may require moving the site access further west along B645.

No answers chosen.

noise from A1

No answer given.

Low risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(53)Site ID: 931

931
Land to the South of Duloe (west of A1). 16.8 ha
Housing

17.14

400 dwellings

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

? The site is within the impact risk zone of an SSSI / Natura 2000 site

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access from Bushmead Road on the site's southern frontage, level difference and bridge to the east over the A1 may prevent mitigation works to construct a new access and provide footway on the north side of Bushmead. Bus stops are available to the east under 400m although these currently have poor service frequency, stops within 1km have twice hourly services on the Great North Rd. Bushmead Rd forms part of National Cycle Network and provides a low traffic route into Eaton Socon. Implement footway on Bushmead Rd and or a crossing to tie into existing footway over the bridge to the east. Footway would also have to be implemented further east of the bridge to tie into the existing footway adjacent to Monarch Rd. Footway on bridge to be widened.

No answers chosen.

noise from the A1

No answer given.

Low risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 932

932
Land at School Approach, Sharnbrook
Housing

10.35

104

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

? The site is within the impact risk zone of an SSSI / Natura 2000 site

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the western side of Odell Road and School Approach, in the village of Sharnbrook approximately 9 miles north of Bedford town centre. Access points are located on School Approach and Odell Road. Congestion in the vicinity is limited to school start and finish times. The nearest bus stop facilities are located approximately 700m east of the site on Odell Road. There is no footway serving the site. There are no specific provisions made for cyclists although they can use the carriageway. A Transport Assessment will be required to identify the impact of traffic on Odell Road as well as the Odell Road/School Approach roundabout. The proposal will require a road to adopted standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. A 2m footway would be necessary serving the site. At the north side of the site the Odell Road speed limit could be reduced. Consideration of a bus stop and or route entering the site in order to make any dwellings at the extreme end of the site boundary more accessible to the bus service.

No answers chosen.

noise from santa pod

No answer given.

High risk allocation

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 933

933
Land at Grange Farm, Cople, Bedford
Housing

1.3

12

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

+ No capacity issues

Access as existing onto Grange Lane. Some traffic in the area but unlikely to be affected by a development of this size. There is a bus stop directly outside the site with the 74 bus connecting to Bedford once an hour. There is a perfectly adequate pavement directly outside the site, however it does change sides of the road just a few metres down with no pedestrian crossing to assist. There is no specific cycle connectivity however cycling towards the A421 via Cardington connects to a traffic-free cycle route on the edge of Bedford taking you towards the centre. Improve the ability for pedestrians to cross the road where the pavement changes the side it is on. This could be a full pedestrian crossing, or just a pedestrian refuge, speed humps etc.

No answers chosen.

no noise concerns, supplanting grange farm

No answer given.

No answers chosen.

Part of the site falls within the boundary of a MSA.

No answer given.
 

(2)Site ID: 934

934
Mollivers Oakley Road Bromham Bedfordshire
Housing

23.95

500+

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located west of Oakley Road and Church Lane north of Bromham area approximately 4 miles northwest of Bedford town centre. Access to the site is feasible from Oakley Road, which is a 40mph road along the frontage of the site. Oakley Road and the junction with Park Road/Church Lane/Oakley Road experience some moderate congestion and this scale of development could exacerbate any issues. The closest bus stop is located approximately 400m south of the site. There are no footways or formal cycle lanes outside of the site. A Transport Asssessment would be needed to assess the impact of the development on the highway network, especially on Oakley Road and on the Park Road/Church Lane/Oakley Road junction, and recommend satisfactory facilities for both pedestrians and cyclists. Given the number of homes proposed, it is likely that more than one access point will be necessary off Oakley Road. The proposal will require roads to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Potential signalisation of the junction of Park Road/Church Lane/Oakley Road would be necessary to mitigate the traffic increase. Potential reduction of the speed limit of Oakley Road along the frontage of the site to 30mph.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 935

935
Land south of Church End, Renhold
Housing

4.95

30-40 dwellings

Car Park for Renhold Lower School use to ease congestion along Church End.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Two existing accesses present along Church End. There is some moderate congestion along Church End during peak hours and lunchtimes, and additional traffic generation from this development may have some impact on the local network. The nearest bus stop is adjacent to the existing access opposite 12-14 Church End. This bus stop serves number 27 which operates <1 bus per hour daily loop. No cycle connectivity is provided in the area. It is proposed to potentially provide a pedestrian crossing to the footway on the opposite side of the carriageway- this existing footway should also be upgraded and widened if possible. Potential for on-street non-segregated cycle connectivity. 27 bus service in the area would benefit from increased frequency.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 936

936
Lorna's Field Pavenham Road Pavenham Bedford
All other types

4.42

Improved access to existing and additional mobile homes (not C3)

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

x The site is located within a source protection zone and the proposed use could harm water supplies eg because it is an industrial use

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

+ No capacity issues

Access onto Pavenham Rd is well suited and more visible than the old access point. Little to no traffic in the area. There is a bus stop 50m from the proposed access point but it only has 4-5 services per day. There is a pavement along the site frontage which connects to the nearby bus stops and Pavenham village to the west. The footpath is paved and smooth but is narrow, about 1m wide. There is no specific cycle connectivity but the road is generally quiet. Provide a connection to the existing pavement along the frontage of the site. Consider reducing the speed limit on Pavenham Rd between the site and Pavenham from 40 to 30mph to better facilitate cycling.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 937

937
Land north of Church Road, Colmworth
Housing

0.96

5-8 dwellings

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access onto Church Rd. Very light traffic in the area and the proposed access point seems suitable. There is a bus stop on Church Rd outside the site with approx 4 services per day. The stop is not visible though so could be incorporated into the frontage of the site to improve visibility of it. Pedestrian access could be achieved by connecting to pavement ending at the village hall in the NE corner of the site. No cycle connectivity but quiet roads allow reasonable cycle access to St Neots. Accommodate existing bus stop into frontage of the site. Connect into footway in the NE and widen if possible.

No answers chosen.

whilst activity from farm yard to south may be significant, development still possible

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 938

938
Golf Course Bedford Road Pavenham Bedfordshire MK43 7PF
All other types

1.02

Holiday Lodges + Administration building

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

x The site is located within a source protection zone and the proposed use could harm water supplies eg because it is an industrial use

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the north side of Pavenham Road in the village of Pavenham approximately 5 miles northwest of Bedford town centre. Access to the site is feasible from Pavenham Road, which is a 40mph road with no significant traffic congestion. The proposal would cause minor traffic problems in the network. The nearest bus stop is located 400m from the site access point. There is a footway of 1.8m serving access point on Pavenham Road. The access point of the site would need widening to handle the increased traffic. Speed restrictions on Pavenham Rd could be investigated. Improved bus transport services.

No answers chosen.

no information on proposed types, employment may introduce noise to the area

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 939

939
Land at Poplars Farm, Wymington
Housing

7.81

128

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

xx The proposal has the potential to cause very high harm (which may reach the level of substantial harm) to a heritage asset. Development with this level of impact will be removed from further consideration unless it can be demonstrated that the harm can be avoided, mitigated or outweighed by substantial public benefits.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

No answers chosen.

No answers chosen.

No answer given.

No answers chosen.

no noise concerns

No answer given.

High risk allocation

Site does not fall within the boundary of a MSA.

No answer given.
 

(4)Site ID: 940

940
Land south of Honeydon Road, Colmworth
Housing

4.87

50

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

x Serious capacity constraint

The site is located south of Honeydon Road in the village of Colmworth approximately 7.5 miles northeast of Bedford town centre. Access to the site is feasible via Honeydon Road. Given the narrow width of Honeydon Road, the proposal would likely cause congestion issues. The nearest bus stop is 160m northwest of the site in Little Staughton Road. There are no footways or formal cycle lanes outside of the site. Cycling is possible only by using the road surface. Increase of the Honeydon Road width as well as footways in both sides of the road would be necessary for the development, however this is unlikely to be feasible given obstructions on both side of the road to the west of the site, and the likely high cost.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 941

941
Land to the west of Bedfordshire Police Headquarters, Kempston 4.601 ha
Housing

4.68

100 dwellings

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The potential access point of the site is via Woburn Road. The closest bus stop located 700m from the site. The footway on Woburn Road is 1.5m and there is no provision for cyclists. A Transport Assessment (TA) will be required to identify the impact of traffic and for satisfactory facilities for both pedestrians and cyclists. Re-design or potential convert to signalise junction of the roundabout Woburn Road/Wolseley Road suggested to mitigate the increase of traffic in the area.

No answers chosen.

only noise concerns would be police station itself

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 942

942
Greyfriars Police Station
Housing

4.68

100+ dwellings

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

xx The site is within the air quality management area

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

N/A in UAB

+ All or a majority of the site is previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

Primary access on Greyfriars is very close to a junction which could create a safety problem if large numbers of vehicles are using it. Secondary access is on Priory Street which is very narrow so also wouldn't be suitable for large numbers of cars. Most roads in the area show moderate traffic throughout the day with the potential for this to easily become heavy traffic if more vehicles are added. As the site is an old police station there are several good pedestrian access points to the site and good pedestrian infrastructure connecting to the bus station opposite, which has several bus services with 4+ services per hour for each. An on-road non-segregated cycle lane is directly outside the site. Vehicle access and road capacity is generally poor but due to the location opposite the bus station and with good walking and cycling links, it would be reasonable to limit car usage. Car parking should be limited to a very small number (i.e. disabled parking only) and should mainly use the Greyfriars access to the site.

No answers chosen.

noise from roundabout road traffic, bus depot and nearby commercial sources

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 943

943
Land south of High Street, Wymington
Housing

1.63

36

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The development proposes to build residential houses and old people homes on currently residential garden land, just East of the built-up area of Wymington. Access will be provided via Wymington Lane, a single carriageway with a footpath on the southern (development-facing) side of the road and no cycle path in the vicinity. Wymington Lane normally carries light traffic but some congestion occurs in the morning peak on most days and in the evening peak on some days of the week, however is unlikely to be made significantly worse by this scale of development. The footpath outside the site is wide and appears newly surfaced. The closest bus stop is 150m away serving buses 25 and 50, at less than an hour frequency. Bus 50 seems to be not currently in service. Cycle connection improvements would be recommended, either via shared path or on-street markings.

No answers chosen.

noise and odour goosey lodge to be considered

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 944

944
Land north of Markham Rise, Bedford
Housing

15.26

250 dwellings

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

N/A in UAB

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

? Potential capacity problem requiring mitigation

The site located north of Markham Rise approximately 4.2 miles northeast of Bedford town centre. The access to the site would be via existing developments off the Markham Rise and Appledine Way. Existing traffic along Norse Road and at the Norse Road/Markham Rise roundabout appears light, however the impact of this further development would need to be assessed. The closest bus stop is on Norse Road approximately 450m from the site. There are 2m footways on Markham Rise, but the area is under development and its not clear how the entrance of the site would look. Cycling is possible via shared pedestrian/cycle paths along Norse Road. Given the significant scale of proposals, roads to adoptable standards are required in accordance with Bedford Borough Council's highway standard. A Transport Assessment will be required to identify the impact of traffic and provision of satisfactory facilities for both pedestrians and cyclists and public transport. A connection from the proposed development to existing shared footway/cycle paths on Norse Road would be expected.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 945

945
Land at Stewartby Landfill Site 2.9 ha
Employment

3.27

No answer given.

12,000 m2

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

N/A in UAB

No answers chosen.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

? Potential capacity problem requiring mitigation

Access to the site is feasible from Green Lane. The site will be intensified in use and the traffic generated by the development may cause traffic levels over the level of railway crossing to increase greatly. The nearest rail stop is "Stewartby", 600m from the site. A shared footway/cycleway of approximately 3m in width on the east side of Green Lane is present from Kimberley College and continuing up to the level railway crossing, however does not connect to the site itself. A public footpath is also present on the east side of Green Lane. A Transport Assessment (TA) will be required to set out the traffic generation and identify mitigation measures as well as improvements to sustainable modes of transport including walking, cycling and the use of public transport. This will include extending pedestrian and cycle connectivity along Green Lane to the site access and/or providing a crossing to the footpath on the west side of Green Lane.

No answers chosen.

Consideration to be given to stewartby brickworks development and any impact of the employement on NSP devlopment

Proposed use located within the office / weighbridge area of landfill site and encompasses existing permanent hazardous waste transfer operation operated by a different company.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(5)Site ID: 946

946
Land west of Rushden Road, Wymington
Housing

5.68

98

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site is located on land west side of Rushden Road in the village of Wymington approximately 15 miles north of Bedford town centre. The site abuts onto Rushden Road opposite the existing junction with Manor Lane. Access will be provided to Rushden Road, an adopted and classified road comprising of a single carriageway with grass verge outside the site but footway on the opposite side, subject of 30mph. Rushden Road normally carries light traffic but some congestion occurs in the peak hours. The footpath on the other side of the road is narrow and not of the best quality.There is no cycle path in the vicinity and the closest bus stop is 120m away from the site entrance, serving buses 25 and 50, at less than an hour frequency. Bus 50 seems to be not currently in service. A Transport Assessment would be required to ascertain the impact of the development on the local road network. Cycle connection improvements would be recommended as well as improvement of the pedestrian facilities, such as widening and improving the quality of the footpath, but at the least providing safe crossing from the development.

No answers chosen.

rail noise to be considered

No answer given.

No answers chosen.

Part of the site falls within the boundary of a MSA.

No answer given.
 

(3)Site ID: 947

947
Land west of Wilstead Road, Elstow. 42 ha
Employment

38.32

No answer given.

120,000m2

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

N/A in UAB

x The site is not previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

x The majority of the site is within flood zone 2.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

Access will be from Wilstead Rd at the south of the site, where the existing access is, as well as off the Wilstead Rd exit of the A6 roundabout in the NE of the site. Proposals also appear to include potential provision of a link road from the B530, across the rail line to the west of the site. Roads in the area, particularly the A6 and A421 show little if any traffic, however the scale of the site may contribute to future traffic issues. The 81 bus passes along Wilstead Rd serving Luton and Bedford once an hour, however it does not currently stop nearby. There is an existing, wide shared pedestrian and cycle path running along Wilstead Rd, however it is on the opposite side of the road from the development. Futher assessment may be required of suitability of future potential accesses and the impact on future traffic congestion, considering the scale of the development. New link road proposed as part of the development. Install a bus stop near the site entrance for the existing bus service which passes through to be able to serve the site. Install pedestrian crossings to allow access from the site to the existing pedestrian and cycle path on Wilstead Rd.

No answers chosen.

proposal is retail and should not be insurmountable for any nearby NSP depending on use class

On site of former quarry and lakes. Discussions have been taking place with landowner for filling of void with inert waste. Planning application expected sometime in 2021.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(4)Site ID: 948

948
Land at Kempston Church End
Housing

0.59

5-6 dwellings

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access already exists off Church End Road. There are 3 bus services per hour 600m from the site and a shared pedestrian/cycle path 250m from the site. Existing access does not link to a footway but there is space to construct a footway to connect the site to an existing footway 70m away.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Entire site falls within the boundary of a MSA.

No answer given.
 

(2)Site ID: 949

949
Land at Little Staughton
Housing

1.57

12

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access onto unnamed road on the north frontage of the site. No traffic in the area. There is a bus stop within 200m with 4 services per day to Bedford, however there is currently no pedestrian access to this stop. The existing pavement along the unnamed road north of the site will need to be extended approx 50m to provide pedestrian access. No specific cycle connectivity but there are several quiet roads and bike-friendly PRoWs in the area. Pedestrian access will need to be provided by extending the existing pavement on the unnamed road north of the site approx 50m to connect the site. The speed limit changes from 30 to 40mph along the frontage of the site, it would be advisable for the location of the change down to 30mph to be moved so that the whole frontage is within a 30mph zone.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(4)Site ID: 951

951
Land west of A1, Wyboston
All other types

41.00

485

550,100 sqft/51,106 sqm (11.1 ha)

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

x The majority of the site is within flood zone 2.

x Serious access constraint wider impacts

+ No capacity issues

The site is located on the west side of A1, which is a trunk road, in the village of Wyboston approximately 10 miles north-east of Bedford town centre. The curent access on the site is unsuitable and it requires improvement. The proposal could cause moderate problems in the traffic/highway capacity of A1 road and The Lane. The nearest bus stop is approximately 320m from the southern access to the site. An existing foot/cycleway extends from Lakes Autos along the eastern site boundary and crosses under the A1 into the Eaton Socon Industrial Estate. From the A1 underpass, there are footpath routes to the west to Northfield Road and Wyboston to the southwest. Two new access points are proposed via the no. 48 south entrance, where an existing dwelling is proposed to be demolished, and direct off the A1 via a new junction. However, The Lane is due to be stopped up under the HE proposals and hence there will be no direct access onto the A1 here. A replacement access road will be constructed to the west of the residential properties. The other proposed access (from the curved slip road) is not considered suitable for an access point.

No answers chosen.

noise from A1 would affect housing all other uses would affect existing premises in wyboston

No answer given.

Does not pose risk

Part of the site falls within the boundary of a MSA.

No answer given.
 

(1)Site ID: 972

972
Land north of Thurleigh Road, Milton Ernest
Housing

2.18

22

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access will be using two access points onto Thurleigh Road, one existing and another which will be new. There is some moderate traffic in the area but the proposed development is unlikely to impact significantly. There is an hourly bus service to/from Bedford within 400m of the site. There is a pavement in the SW corner of the site which will need to be extended along the frontage of the site, and is also narrow at approximately 1m wide. Twinwood Rd nearby provides a quiet cycle route to Clapham which is the nearest place with facilities such as food shops. Pedestrian access on Thurleigh Rd is narrow but there is no scope for widening due to a large wall. The pavement on Thurleigh Rd would need to be extended along the frontage of the site.

No answers chosen.

twinwoods business park may be a source of noise

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 973

973
Land at Goldington Meadows, Goldington Road, Bedford
Retail

4.46

No answer given.

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

No answers chosen.

x The site is not previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

Access would be from Goldington Road. This is a dual carriageway and the size of this development would not warrant a new junction so an on/off slip on the westbound carriageway would be required. There is some moderate traffic congestion in the area. There are bus stops 300m away where the number 5 bus provides five services per hour to/from Bedford Town Centre and the 905 provides a half hourly Bedford-Cambridge service. There is currently no pedestrian or cycle access. Due to the dual carriageway, this is only likely to be achieved by building a footpath between the site and the entrance road to Lidl, south of the shop, where it can then connect to the existing pavement. If that is in place, then there is a pedestrian crossing and a shared path on the north side of Goldington Road. Significant work would be needed on Goldington Rd to construct an on/off slip on the westbound carriageway. Pedestrian and cycle access will be needed, which is most feasible by constructing a path between the site and the existing pavement on the Lidl access road.

No answers chosen.

cannot identify Goldington Meadows

No answer given.

No answers chosen.

Entire site falls within the boundary of a MSA.

No answer given.
 

Site ID: 974

974
Bury Farm Pavenham Beds
Housing

1.33

15-20

2-4,000sq ft

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

No answers chosen.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

+ No capacity issues

The site is located on the north side of Pavenham Road in the village of Pavenham approximately 5.5 miles northwest of Bedford town centre. Access to the site is feasible from Pavenham Road, which has a 30mph speed limit to th front of the site with no significant traffic congestion. The closest bus stop is located 450m west of the site on High Street. There is 2m footway serving the access point on Pavenham Road. Cycling is possible on-road. Pedestrian access improvements and changes to the existing site access depending on scale of employment and vehicle types expected.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 975

975
Land East of Clapham
Housing

33.53

500

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

x Serious capacity constraint

There are two access points proposed: The Slade and Green Lane. Both are narrow roads which could be quite seriously adversly affected by additional traffic from a site of this size. There is some moderate traffic in the area which would almost certainly be made worse by this size development. Via The Slade access to the site there is a bus stop 160m away where the number 51 bus provides a half-hourly service between Bedford and Oakley. Both proposed access points have adequate pavements which could easily be connected to by this new development. There is no specific cycle connectivity however there are several paved PRoWs in the area which would be suitable for cycling. The proposed vehicular accesses would need to be looked at in greater depth as both currently seem like they connect to roads which would not be able to handle the traffic from 500 new homes. A Transport Assessment should be produced to assess the significant impact this and neighbouring developments will have on local networks.

No answers chosen.

no noise concerns for housing but if other uses were considered the may affect existing residential

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 976

976
Land North of Clapham
Housing

31.5

500

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Access would be onto Twinwood Road, where there is plenty of space for a sufficient new access point to be created. There is some moderate traffic in the area and the size of this site will likely increase local levels of congestion. There are bus stops within 300m where the 50 bus provides an hourly service between Bedford and Rushden. There is a pedestrian footway on the opposite side of Twinwood Road and no specific cycle connectivity. A Transport Assessment should be produced to assess the significant impact this and nearby large developments will have on local networks. A safe pedestrian crossing will be needed on Twinwood Road to connect to the existing path. This could be redesignated as shared with cycles. Due to the size of the development and the potential for speeding on the road, a Toucan crossing or similar would be required.

No answers chosen.

no noise concerns for housing but if other uses were considered the may affect existing residential

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(129)Site ID: 977

977
Land West of Wyboston – Denybrook Garden Village
Housing

725.34

7500-10150 (depending on the level of employment land provided)

TBC

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

? Potential access requiring mitigation

x Serious capacity constraint

NOTE: This is a large site proposal for a new settlement with complex traffic and transport requirements. Further assessment of the transport impacts has been carried out and published as a supporting document found here www.bedford.gov.uk/LocalPlan2040. The site is located west of Roxton Road in the area of Honeydon, Begwary and Colmworth approximately 9 miles northeast of Bedford town centre. There are multiple accesses on the site including Roxton Road and Colesden Road. The very large scale of the development would cause significant pressures on the surrounding highway network and further assessment will be required. The nearest bus stop to one of the entrances is in Roxton Road located 200m east of the site. There are no footways outside of the site, however given this is a garden vilage development, new footways and cycleways would be expected to be included as part of the overall design. There is no specific cycle connectivity however the existing road surface could be used for cycling, and further routes should be incorporated into the design. The size of the proposed development needs careful examination and further investigation prior to agreement. A full Transport Assessment encompassing the impacts of the entire site is necessary in the area, including proposed sustainable transport measures and highway mitigation as required. This should include provision of footways and cycle routes throughout the development and extension of nearby bus routes into the proposed Garden Village.

No answers chosen.

No noise concerns, site distant from noise sources

No answer given.

High opportunity allocation

Part of the site falls within the boundary of a MSA.

No answer given.
 

Site ID: 978

978
Land west of Woodfield Lane, Renhold
Housing

1.66

10-15

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located west of Woodfield Lane in the village of Renhold approximately 4.8 miles northeast of Bedford town centre. Vehicle access to the site is feasible from Woodfield Lane. Given the scale of the development it would likely not cause significant issues on Woodfield Lane or at the junction between Green End/Woodfield Lane. The closest bus stop is 280m south at the junction of Green End/Woodfield Lane. There are no pedestrian or cycle facilities at the main vehicular access points. Footways would need to be extended along Woodfield Lane and this could be cost prohibitive given the small scale of the development. Consider marking on-street cycle lanes along Woodfield Lane.

No answers chosen.

industrial activity to the north east

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 979

979
Land east of Woodfield Lane, Renhold
Housing

13.78

Approx 220

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

x Serious access constraint wider impacts

+ No capacity issues

The proposed access is onto Woodfield Lane, however this is very narrow and would be inadequate for a development of this size. A connection directly from the A421 roundabout is suggested and would be a better option, however this would be dependent on site 761 proceeding and require significant highway works. No significant traffic congestion in the area. There are bus stops within 150m where the 27 bus provides approx. 4 services to Bedford per day. There is no pavement on Woodfield Lane or any other pedestrian connectivity, so pedestrian access will need to be provided via the A421 roundabout access. There is no cycle access however the pavement on St Neots Road from the A421 roundabout could be upgraded to a shared path to provide a direct cycle link to Bedford. Access via the A421 roundabout would provide the best option, however this is dependent on approval of site 761 to proceed. Access via Woodfield Lane would not be suitable for a development of this size. The A421 roundabout access would also be necessary for pedestrian and cycle access. The pavement on St Neots Rd from the A421 roundabout towards Bedford could be upgraded to a shared path to provide a direct cycle link to Bedford.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 993

993
Tithe Farm Stevington Bedfordshire MK43 7QR 1.1 ha
Housing

1.11

25-30

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

+ No capacity issues

Access from road to the West of the site. There is very little traffic, including at peak times, in the surrounding area and on the A428 Northampton Road. The closest bus stop is 2km East of the site. The access road is a typical country road, quite narrow and with ditches on either side. No pedestrain footways or cycle access. The access road is signed as unsuitable for heavy goods vehicles. The site is relatively quite remote, with one neighbouring property. Therefore any public transport or cycling measures would be unlikely to be feasible.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 994

994
Land lying on the south west side of Williamson Road, Kempston, MK42 7HR
Housing

0.21

10-25

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

0 The proposal appears to have no impact on heritage assets and their significance.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Borders site 874. See comments on site 874 for details. E boundary, Williamson Road. High frequency bus (1) stopping next to site. Segregated cycle trail next to site. Access by way of joint proposal with land to the east adjoining Williamson Rd. Access for pedestrians could be improved by widening the footway adjacent to Williamson Road.

No answers chosen.

noise levels from the school nearby should be considered

No answer given.

No answers chosen.

No answers chosen.

No answer given.
 

(1)Site ID: 995

995
Manor Farm High Street Stagsden MK43 8SQ 2.75 ha
Housing

2.73

30-35 Dwellings

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

There are three existing vehicle access points. The two access points into the site from Church Lane to the south west are considered suitable for the existing agricultural use of the site but would require minor improvement to serve future development. The third access on High Street provides direct pedestrian access to the closest bus stop just 200m south on High Street, serving hourly services for routes 41 and 830. The footways are present on either side of High Street and outside the site on Church Lane. No significant congestion in the vicinity of the nearby A422, however data for Church Lane is not available. There are no designated bicycle lanes or cycling friendly roads in the site's proximity, however cycling is possible using the road surface. Consider marking on street cycle lanes.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(47)Site ID: 997

997
Cobholden Farm Bushmead Road Eaton Socon PE19 8JD (120.207ha)
Housing

120.62

Not known

Not known

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

+ No capacity issues

Access from Bushmead Road or Staploe Road, level difference and bridge to the east over the A1 may prevent mitigation works to construct a new access and provide footways on Bushmead and Staploe. Bus stops are available to the east under 400m although these currently have poor service frequency, stops within 1km have twice hourly services on the Great North Rd. Bushmead Rd forms part of National Cycle Network and provides a low traffic route into Eaton Socon. (As per site 931) Implement footway on Bushmead Rd and or a crossing to tie into existing footway over the bridge to the east. Footway would also have to be implemented further east of the bridge to tie into the existing footway adjacent to Monarch Rd. Footway on bridge to be widened (As per site 931)

No answers chosen.

predominantly noise from A1 but commercial noise on proposed devlopment could affect proposed and existing

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 998

998
Land at Westfield Road, Oakley 0.25 ha
Housing

0.25

2-3

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Access onto Westfield Road. Oakley has moderate traffic most of the time but the size of this development is unlikely to worsen it. Number 51 bus runs to Bedford every 30 minutes approx 600m from the site. It is 500m to the nearest pavement further east along Westfield Rd and there is not space to extend this to the site. There is no pedestrian or cycle activity however Westfield Road only serves a handful of homes, the nearest footway is 500m to the east Consider wider cycle improvements around Oakley (e.g. upgrading some pavements to cycle/pedestrian paths) to potentially relieve congestion.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 999

999
Land at Coffle End, Mill Road, Sharnbrook, Bedford, MK44 1NX 0.91 ha
Housing

0.89

10-12 Dwellings

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the south side of Mill Road in the village of Sharnbrook, approximately 7.6 miles north of Bedford town centre. Access to the site is feasible from Mill Road, which is a 30mph speed limit road. Mill Road can be mildly congested, however the potential development would not have a significant impact. A bus stop is located adjacent to the site. There is no footway immediately fronting the site, but there is a 1.8m footway on the other side of the road. There are no formal cycle tracks and cycling is possible only by using the road surface. Consider marking on-street cycle lanes. Crossing facilities for pedestrians to reach the opposite footway required.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Entire site falls within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1000

1000
Land adjacent to Highfield Road, Oakley
Employment

4.99

No answer given.

TBC - Commensurate to 3ha gross site area

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

x The site is located within a source protection zone and the proposed use could harm water supplies eg because it is an industrial use

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site is located at the south side of Highfield Road and adjacent to the east side of property no. 8 Highfield Road, in village of Oakley approximately 5 miles north-west of Bedford town centre. The site fronts onto Highfield Road at the most northern tip of the site and on the west side of the existing roundabout junction with A6 and also the A6 link road between the roundabout junction and the A6 dual carriageway on the east side. Access would be provided via Highfield Road, a single carriageway with 30mph speed limit and a footpath on the side of the development. The footpath is rather narrow and only extends to the West. There are no cycle paths in the vicinity. Neither Highfield Road or the A6 are normally congested, however, Station Road just to the West often is. Depending on the level of traffic generated, this might cause an issue. The closest bus stop is about 280m from the site, serving buses 50 and 51 to Bedford and Rushden, at 2 times per hour frequency. TA should be developed to assess the impact of the development on the road network. Cycle connection improvements would be recommended as well as improvement of the pedestrian facilities, such as improving the quality / width of the footpath on Highfield Road. It's unclear where the exact access point will be on Highfield Road but it would be good if the pedestrian access wasn't directly onto the roundabout, for safety reasons.

No answers chosen.

no noise concerns for employment use

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1001

1001
Land at The Bury Pavenham Beds
Housing

0.19

2-4, Ideally 2 only

No answer given.

Below
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the west side of The Bury Road in the village of Pavenham approximately 6 miles northwest of Bedford town centre. Access to the site is feasible from The Bury Road, which experiences no significant traffic congestion. The closest bus stop is located 450m southwest of the site on High Street. No mitigation recommended given the small scale of development.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(46)Site ID: 1002

1002
Land adjacent Colworth Science Park.
Housing

450.29

4,500 as a Garden Village

Circa 6-7ha new B1 space as part of overall garden village concept (in addition to that existing at the adjacent Colworth Science Park)

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

? The site is within the impact risk zone of an SSSI / Natura 2000 site , x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

xx The proposal has the potential to cause very high harm (which may reach the level of substantial harm) to a heritage asset. Development with this level of impact will be removed from further consideration unless it can be demonstrated that the harm can be avoided, mitigated or outweighed by substantial public benefits.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

? Potential access requiring mitigation

x Serious capacity constraint

NOTE: This is a large site proposal for a new settlement with complex traffic and transport requirements. Further assessment of the transport impacts has been carried out and published as a supporting document found here www.bedford.gov.uk/LocalPlan2040. The site is located southwest of Souldrop village approximately 9 miles north of Bedford town centre. Access to the site is feasible from multiple locations, such as Colworth Road and other local roads. The closest bus stop located 250m east of the site on High Street Road. In Colworth Road there is footway of 2m on the other side of the road, but there are no footways serving the access point. Cycling is possible on-road. The size of the proposed development needs careful examination and further investigation for future construction. Traffic modelling will need to be undertaken as part of the required Transport Assessment which will identify the impact and will include sustainable transport measures.

No answers chosen.

railway noise and noise from racing in santa pod potentially

No answer given.

High risk allocation

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1003

1003
Land at Ford End Road, Bedford
Housing

4.99

200+

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

N/A in UAB

+ All or a majority of the site is previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

x The majority of the site is within flood zone 2.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

Access is proposed off Ford End Road (primary) and Havelock Street (secondary). Both are suitable locations and there is an existing access on Ford End Road which could be used, however a suitable new access point on Havelock Street would need to be identified. Moderate traffic congestion in the area. There are bus stops approx 50m from the Ford End Road access where the number 8 bus provides a half-hourly service between Bedford Town Centre and Great Denham. There is adequate pedestrian access at the Ford End Road access to the site. The beginning of the Bedford-Sandy off-road cycle path is approx 250m from the site. This also connects to Bedford Town Centre. A Transport Assessment would be required to determine the impact this large development may have on the surrounding transport networks. A suitable vehicular access point on Havelock St will need to be identified, ideally this should include a secondary pedestrian access as well.

Likely to require contaminated land assessment and remediation if required.

concerns have already been detailed for this site re rail line and brewery

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(4)Site ID: 1004

1004
Land south of Wixams and west of A6
Housing

53.5

415

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

THIS SITE REQUIRES MORE DETAILED REVIEW DUE TO ITS SCALE AND POSITVE/NEGATIVE IMPACTS ON SURROUNDINGS. Main vehicular access proposed from a new roundabout off the A6 to the east of the site. Emergency access from Bedford Road to the north. Pedestrian access – various points. All accessibility considerations are thoroughly described in the Transport Assessment. The A6 would require investment in order to be provide for improved pedestrian and/or cycle access. There are bus stops on Luton Rd, less than 400m from the site. Stakeholder discussion with bus providers to provide new routes or extensions to serve the site. Wixams has a small cycle infrastructure network, which could potentially be expanded.

No answers chosen.

road noise from the A6

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1005

1005
College Farm Black Cat Roundabout Great North Road Roxton Bedfordshire
Employment

27.86

No answer given.

Up to 14.6ha of the site could be developable, providing approximately 500,000sq.ft of floor space

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

xx Development would be in flood zones 3a or 3b.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site can be reached by either Great North Road (from the north or the south) or the site can be accessed via Bedford Road or A421 from the west. There appear to be no bus stop facilities in the near vicinity of the site. There appears to be no Public Right of Way (PRoW) crossing the site. However, PRoWs are present off the north side of the roundabout namely public footpath FP36 which link with FP8 to the north and there is no provision for cyclists. A Transport Assessment (TA) will be required to identify the impact of traffic on the highway as well as mitigations measures. Highways England have issued the DCO for a new three tier junction at this location as part of the A428 Black Cat to Caxton Improvement scheme. Only a service access is shown for this land (which belongs to the Borough Council). To gain full access to this site, the applicant will have to demonstrate that a new junction will work – local access roads will be on the middle tier of the junction. Given the scale of development, the consideration for satisfactory facilities for cyclists should be given and identified in the TA. These can be in the form of on/off road cycle lanes.

No answers chosen.

no noise concerns for employment use

Area of mineral working about to be restored consists of lakes and lower land areas adjacent to river.

No answers chosen.

Entire site falls within the boundary of a MSA.

No answer given.
 

Site ID: 1006

1006
Land at High Street, Pavenham
Housing

0.62

Up to 5

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site is located on the north side of High Street in the village of Pavenham approximately 6 miles northwest of Bedford town centre. Access to the site is feasible via High Street. There is no significant traffic congestion on High Street. The closest bus stop is located 950m east of the site on Weavers Lane. There is no footway serving the site. Cycling is possible on-road. A footway serving the site would require significant work, which is unlikley warranted by the scale of development.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1008

1008
Land at Pavenham Road, Pavenham
Housing

1.94

20 +

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located on the north side of Pavenham Road in the village of Pavenham approximately 5 miles northwest of Bedford town centre. Access to the site is feasible from Pavenham Road, which is a 40mph road with no significant traffic congestion. The nearest bus stop is located 200m from the site access point. There is a footway of 1.8m serving the access point on Pavenham Road. Cycling is possible on-road. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1009

1009
Land at Kennell Hill, Sharnbrook
Housing

5.92

95

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

xx Development would be in flood zones 3a or 3b.

+ No access constraints

? Potential capacity problem requiring mitigation

pproximately 7.8 miles north of Bedford town centre. The site will be accessed via a priority junction from Kennell Hill. There is moderate traffic congestion on Kennell Hill outside of the site entrance, and the potential development would have an impact. The closest bus stop is located to the south of the site on Kennell Hill and Templars Way. There is a 1.8m footway in the frontage of the site on Kennell Hill. There are no formal cycle tracks and cycling is possible only by using the road surface. A Transport Assessment will be required to identify the impact of traffic on Kennell Hill as well as the Templars Way/Kennell Hill/Mill Road junction. The location of the proposed access required is to be specified. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Consider marking on road cycle lanes and improving frequency of bus services.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1010

1010
Land at Northampton Road, Bromham 19.4 ha
Housing

19.03

Approximately 400

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located north of Northampton Road west of Bromham area approximately 4 miles west of Bedford town centre. Access to the site is feasible from Northampton Road, which is a 40mph road along the frontage of the site. Northampton Road does not appear to have any significant traffic congestion issues, however a development of this size could cause some moderate issues. The closest bus stop is located approximately 450m south of the site. There are no footways or formal cycle lane outside of the site. A Transport Asssessment would be needed to assess the impact of the development on the highway network and recommend satisfactory facilities for both pedestrians and cyclists, likely comprising a shared pedestrian/cycle path. Given the number of homes proposed, it is likely that more than one access point will be necessary off Northampton Road. The proposal will require roads to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Potential reduction of the speed limit of Oakley Road in the frontage of the site to 30mph.

No answers chosen.

only noise concern is A428

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1011

1011
Land at Poultry Farm, Pavenham
All other types

0.62

20

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

x The site is located within a source protection zone and the proposed use could harm water supplies eg because it is an industrial use

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the north side of High Street in the village of Pavenham approximately 6 miles northwest of Bedford town centre. Access to the site is feasible via High Street. There is no significant traffic congestion on High Street. The closest bus stop is located 700m east of the site on Weavers Lane. There is no footway serving the site. Cycling is possible on-road. A footway serving the site would be necessary. A bus stop closer to the site would be a beneficial sustainable transport measure. Consider marking on-street cycle lanes. A Transport Assessment will be required to identify the impact of traffic.

No answers chosen.

proximity to egg farm may result in odour amenity issues

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1012

1012
Land at Kennell Hill, Sharnbrook
Housing

1.12

25

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Site included in site 1009. The site is located on the north side of Kennell Hill in the village of Sharnbrook, approximately 7.8 miles north of Bedford town centre. The site will be accessed via a priority junction from Kennell Hill. There is moderate traffic congestion on Kennell Hill outside of the site entrance, and the potential development would have an impact. The closest bus stop is located to the south of the site on Kennell Hill and Templars Way. There is a 1.8m footway in the frontage of the site on Kennell Hill. There are no formal cycle tracks and cycling is possible only by using the road surface. A Transport Assessment will be required to identify the impact of traffic on Kennell Hill as well as the Templars Way/Kennell Hill/Mill Road junction. The location of the proposed access required is to be specified. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Consider marking on road cycle lanes and improving frequency of bus services.

No answers chosen.

No answer given.

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1014

1014
Land at to the east of Newton Lane, Turvey
Housing

6.17

Up to 80 dwellings.

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

+ No capacity issues

The site is located on the east side of Newton Lane in the village of Turney approximately 7.9 miles west of Bedford town centre. Access to the site is proposed from a simple priority junction taken from Newton Lane. The access is proposed to be located within the 30mph speed limit and positioned equidistant between Tandy’s Close and Bakers Close junctions. There is moderate traffic congestion in the area.. The nearest bus stop is located approximately 300m south of the site on High Street. There is no formal footway serving the site. Cycling is feasible on-road. A Transport Assessment will be required to identify the impact of traffic from the proposed development. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Reduction of the speed limit to 30mph along the whole frontage of the site should be investigated as an option. Development of footways in order to connect to the PROW network. A new looped pedestrian route could be created.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1022

1022
Land off Great Barford Highstreet, Great Barford, Bedford, MK44 3LF
Housing

1.70

4

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

? Potential capacity problem requiring mitigation

There is an existing access point onto High Street which will need to be widened and improved. Some moderate traffic in the area however will not be impacted given the scale of the development. There are bus stops within 150m where the 27 bus provides approx 4 services per day to Bedford. The main village bus stops are approx 1km away where the 905 bus provides a half hourly service between Bedford and Cambridge. There is an adequate pavement running along the frontage of the site. No specific cycle connectivity however the road in front of the site is a cycle friendly route and connects to the national cycle network about 300m away, providing off-road and quiet road cycle connections to Bedford and St Neots. Ensure a connection to the existing pavement on High Street from the site.

No answers chosen.

No answer given.

No answer given.

No answers chosen.

Entire site falls within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1035

1035
Land Adjacent to and rear of Home Farm, Willington Road, Cople
Housing

3.4

10-20

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Access could be from several points along the frontage on Willington Road. Willington Rd sometimes has moderate traffic. There is a bus stop directly outside the site providing 4 services per day to Bedford, however there is another stop within 300m with the 73 bus providing a service to Bedford approx. every 30 minutes. There is a pavement along the frontage of the site, however it is very narrow. There is no specific cycle connectivity however cycling towards the A421 via Cardington connects to a traffic-free cycle route on the edge of Bedford taking you towards the centre. Consider using the development as an opportunity to widen the existing narrow pavement along the frontage of the site.

No answers chosen.

surrounding home farm may need to consider agricultural noise

No answer given.

No answers chosen.

Entire site falls within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1043

1043
Land At Cranfield Road, Wootton Green
Housing

5.67

150

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

See site 658 - Access from Cranfield Rd. No footways serve the site but land to the east is under development and could provide infrastructure to tie into providing pedestrian links north into Wootton. Bus stops in close proximity to the south providing an hourly C1 service Mon-Fri and less frequent at weekends. Some congestion within Wootton, development would need junction impact assessments. NCN 51 runs on Cranfield Road. Tie into new infrastructure east of the site to provide links to infrastructure and facilities in Wootton.

No answers chosen.

No answer given.

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1044

1044
Bedford North Station Opportunity, Lower Farm Road, Bromham
Housing

21.47

TBC

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

xx Development would be in flood zones 3a or 3b.

x Serious access constraint wider impacts

x Serious capacity constraint

The site located on both sides of Paula Radcliffe Way-A6, west of Bromham area approximately 1.5 miles northwest of Bedford town centre. Access to the site would be feasible from Paula Radcliffe Way-A6, which is a motorway or from the bridge of Lower Farm Road which is incomplete. The nearest bus stop located 950m southeast of the site. There are no footways or formal cycle lanes outside of the site or nearby which would make mitigation difficult. Depending on the scale of the development proposed, a Transport Assessment may be required to assess the impact of surrounding networks. Potential access to the site from the bridge of Lower Farm Road, however Lower Farm Road will likely not provide sufficient access for a site of this size. Otherwise, a new junction with the A6 would need to be constructed which may not be feasible depending on the development scale. No pedestrian or cycle connectivity anywhere nearby and unlikely mitigation would be feasible.

No answers chosen.

only noise concerns are the proximity to rail line and potenital station

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1050

1050
CP Farm, Woburn Road, Kempston Hardwick, MK43 9AH 48.5 ha
Employment

48.62

No answer given.

A421 / Fields Road

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

x The majority of the site is within flood zone 2.

+ No access constraints

? Potential capacity problem requiring mitigation

Access to the site is achievable directly onto the roundabout between Fields Road and Woburn Road (C94). Secondary / emergency access points could be delivered onto Woburn Road or Manor Road. Given the scale of the proposed development, it may contribute to future traffic issues in the area, so further assessment will be required. The closest rail stop "Kempston Hardwick" is 100m from the site. There are no pedestrian or cycle facilities at the main vehicular access points. Shared pedestrian/cycle links could be provided along Manor Road to link to the network of existing cycle trails on the west side of Woburn Road to the northwest of the site. Similarly, footways which are currently present on Fields Road where it crosses the A421 should be extended to the site access on Fields Road roundabout to provide a pedestrian link to Wootton.

No answers chosen.

railway and road noise

No answer given.

No answers chosen.

Part of the site falls within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1058

1058
Land Adjacent to and rear of Home Farm, Willington Road, Cople 3.14 ha
Housing

3.4

10 - 20

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Access could be from several points along the frontage on Willington Road. Willington Rd sometimes has moderate traffic. There is a bus stop directly outside the site providing 4 services per day to Bedford, however there is another stop within 300m with the 73 bus providing a service to Bedford approx. every 30 minutes. There is a pavement along the frontage of the site, however it is very narrow. There is no specific cycle connectivity however cycling towards the A421 via Cardington connects to a traffic-free cycle route on the edge of Bedford taking you towards the centre. Consider using the development as an opportunity to widen the existing narrow pavement along the frontage of the site.

No answers chosen.

surrounding home farm may need to consider agricultural noise

No answer given.

No answers chosen.

Entire site falls within the boundary of a MSA.

No answer given.
 

Site ID: 1059

1059
Land off Danegeld Avenue and Greenkeepers Road . 5.906 ha
Housing

5.84

200

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

0 The proposal appears to have no impact on heritage assets and their significance.

No answers chosen.

No answers chosen.

N/A in UAB

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

xx Development would be in flood zones 3a or 3b.

+ No access constraints

+ No capacity issues

The location of the site is in Great Denham approximately 1.8 miles southeast of Bedford town centre. There are multiple access points in the field from Greenkeepers Road to the north and Woden Gardens, Wortham Close and Queen Eleanor Drive to the west. The proposal would cause moderate traffic problems in the majority of the roads and at the A6/King Alfred Way junction. The nearest bus stop located on Greenkeepers Road 100m from the site on the north. In Greenkeepers Road, the footway is 2.6m and there is potential for footways in Woden Gardens, Wortham Close and Queen Eleanor Drive to the west. There is cycle connectivity in the vicinity of the site. A new entrance on the site could be developed from King Alfred Way to the south. A Transport Assessment (TA) will be required to identify the impact of traffic and for satisfactory facilities for both pedestrians and cyclists.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1062

1062
Land west of Mercia Road 1.158 ha
Housing

1.41

67

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

0 The proposal appears to have no impact on heritage assets and their significance.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Access to the site is feasible from Mercia Road and Greenkeepers Road. There are two bus stops close to the site. One is in the south, outside of the site and the other is 300m on the east of the site. There is shared pedestrians and cycle route in the vicinity of the site. The junction design of Mercia Road/Greenkeepers Road would need changing to accommodate the needs of the new development. A Transport Assessment (TA) will be required to identify the impact of traffic and for satisfactory facilities for both pedestrians and cyclists.

No answers chosen.

only concern is school to the north

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1071

1071
Land East of Mercia Road 1.354 ha
Housing

1.33

60

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

0 The proposal appears to have no impact on heritage assets and their significance.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access to the site is feasible from Mercia Road and Saxon Way. The proposal would have a moderate impact on the highway network. There are two bus stops close to the site. One is in the west, close to the site and the other is 350m on the northeast of the site. There are 8m footways in Saxon Way and 3- 5m in Mercia Road and a cycle route in the vicinity of the site with Mercia Road and Saxon Way. No suggested mitigation measures.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1072

1072
Land at Pavenham Road, Pavenham Bedfordshire 0.9 ha
Housing

0.67

10-25 Units

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the south side of High Street in the village of Pavenham approximately 6 miles northwest of Bedford town centre. Access to the site is feasible via High Street. There is no significant traffic congestion on High Street. The closest bus stop is located 900m east of the site on Weavers Lane. No footway serves the site. Cycling is possible on-road. A Transport Assessment will be required to identify the impact of traffic and satisfactory facilities for both pedestrians and cyclists. A footway in the frontage of the site would be necessary. A bus stop closer to the site would be a beneficial sustainable transport measure.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1076

1076
Harris Field Pavenham Beds 4 ha
Housing

3.57

10 - 30

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

+ No capacity issues

The site is located on the north side of Pavenham Road in the village of Pavenham approximately 5 miles northwest of Bedford town centre. Access to the site is feasible from Pavenham Road, which is a 40mph road with no significant traffic congestion. The nearest bus stop is located 150m from the site access point. There is a footway of 1.8m serving the access point on Pavenham Road. Cycling is possible on-road The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. A Transport Assessment will be required to identify the impact of traffic and satisfactory facilities for both pedestrians and cyclists.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1077

1077
Stafford Farm Pavenham Bedfordshire MK43 7PF 2ha.
Employment

1.95

No answer given.

10,000sq ft

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

No answers chosen.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

x The site is located within a source protection zone and the proposed use could harm water supplies eg because it is an industrial use

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

? Potential access requiring mitigation

+ No capacity issues

The site is located on the east side of Pavenham Road in the village of Pavenham, approximately 4.8 miles northwest of Bedford town centre. Access to the site is feasible from Pavenham Road, which is a 40mph road with no significant traffic congestion. The nearest bus stop is located 650m north from the site access point. There is a wide green verge to the front of the site on Pavenham Road. Cycling is possible on-road. The site access point should be defined. Improved bus transport service and incentives to the site for potential employees without a personal vehicle should be investigated. A 2m footway serving the site and tying into a bus stop or existing provision north of Pavenham Rd is recommended.

No answers chosen.

no noise concerns using employment intention

No answer given.

No answers chosen.

Entire site falls within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1078

1078
Land at New Road Gt Barford 0.4 ha
Employment

0.54

No answer given.

4,000sqM

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

xx Development would be in flood zones 3a or 3b.

+ No access constraints

? Potential capacity problem requiring mitigation

W boundary New Road. Unclear application: no precise address, responses few and vague. No footway serving the site, public transport options are within 1.2km but are not accessible. Pedestrain access not feasible, site would require vehicular access over pedestrian given the location and proposed land use.

No answers chosen.

no objections to employment use

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1079

1079
REAR OF 59 & 61 CHURCH STREET, WILLINGTON BEDFORD 0.38 ha
Housing

0.37

4

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

++ The site is within a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

+ No capacity issues

Highway ownership check on potential access required, No footways serving the site, the closest being approx 200m to the east. Bus stops are located within 400m with more within 600m that offer a more frequent service. Site is located on a cycle friendly road and provides access to other off road routes that link west into Bedford and east into Sandy. Any mitigation here for pedestrian access would require significant cost and scale, unsure of highway ownership. Scale of development unlikely warrants cost of mitigations/improvements

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1080

1080
The Ridings Cleat Hill Bedford MK41 8AN 0.5 ha
Housing

0.52

10 - 15

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the east side of Bedford Road approximately 2.4 miles north of Bedford town centre. Suitable access to the site is achievable from Bedford Road. The congestion on Bedford Road close to the site is low. The closest bus stop is located approximately 130m west of the site. There is no footway serving the site, but there is a 1.5m footway on the other side of Bedford Road. Cycling is feasible on-road Widening of the existing access and provision of informal crossing to tie into existing footway provision on Bedford Rd.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1081

1081
Land North of Park Road 2.58 ha
Housing

2.56

30-40 dph

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located on the north side of Park Road in the village of Stevington approximately 5.3 miles northwest of Bedford town centre. Access is feasible direct onto Park Road. Some congestion on Park Road outside the site entrance, and the potential development (which could amount to 80+ homes) would contribute to this. The closest bus stop is located approximately 260m west of the site. No footway along the front of the site, however there is a footway on the other side of Park Road in the southwest corner of the site. Cycling is possible along Park Rd and other relatively quiet roads in the vicinity. Provide a transport assessment to assess the impact on transport networks in the vicinity and consider whether additional mititgation would be required to cater for development of this scale. Provide a footway along the site frontage or a crossing point to the opposite footway. Consider marking on-street cycle lanes.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1096

1096
Land at Wilstead Road Elstow 1.9 ha
Housing

1.94

30-40 - 30/50 Depending on Residential/Employment Split

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

N/A in UAB

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Access will be via a new access point onto Wilstead Rd. There can be moderate traffic through Elstow at times, this development could make it slightly worse but is unlikely to have a major impact. Bus stops 150m from the site provide an hourly service between Bedford and Luton, both directions once an hour. There is a shared pedestrian/cycle path directly outside the site, but it is not paved or adequate width, so is unsuitable for all users. Upgrade the existing pedestrian/cycle path outside the site to a paved path; improve the crossing at the point outside the site entrance where the path switches side of the road.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1226

1226
Land at Barford Road, Willington. 4 ha
Housing

3.75

120

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

No answers chosen.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located in the village of Willington approximately 4.5 miles east of Bedford town centre. The site fronts onto Barford Road and the position of the access needs to be identified. The scale of the development means the proposal will intensify the use of the site and the impact would also be on the immediate junction with Barford Road/Bedford Road and also at junction of Gostwick Place/Station Road if access off Gostwick Place is feasible. The nearest bus stops are located on Bedford Road approximately 340m from the frontage onto Barford Road. There is a footway of approximate width of 1.8m with verge of varying widths between 3m -5m behind footway outside the site along Barford Road. Barford Road from the west of the junction with Wood Lane is part of the Thatcher’s Way cycle route. The site has a potential for an access off Gostwick Place subject to the site boundary fully abutting the end of the cul-de-sac of Gostwick Place. A Transport Statement will be required to identify the impact of development on the highway with mitigation measures. Given that verges exist outside the site and opposite the site, there is scope to convert the verges to footway and/or widen the existing footway to a minimum of 2.0m in width subject to land being identified as adopted highway.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Part of the site falls within the boundary of a MSA.

No answer given.
 

(3)Site ID: 1227

1227
Lower Farm Road, Bromham. 4.5 ha
Housing

4.47

95

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site located north of Northampton Road and Grange Lane in Bromham area approximately 4 miles west of Bedford town centre. Access to the site is feasible from Lower Farm Road. However the scale of development could cause significant problems on Lower Farm Road and at the Lower Farm Road/Oakley Road junction. The closest bus stop is west of the site approximately 450m away in Oakley Road. There are neither footways nor cycleways along the frontage of the site, however Lower Farm Road is quiet and likely suitable for cycling. A Transport Assessment would be needed to assess the impact of the development on the highway network. Signalisation of the Lower Farm Road/Oakley Road junction could be needed. Pedestrian footway development along Lower Farm Road in front of the site and potential via secondary access in the southwest of the site. Consider marking on-street cycle lanes.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Entire site falls within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1228

1228
Northampton Road, Bromham 11 ha
Housing

11.70

200

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

? Potential capacity problem requiring mitigation

Includes site 362. The site is located north of Northampton Road and Grange Lane in Bromham approximately 3.5 miles west of Bedford town centre. Access to the site is feasible via Grange Lane and Northampton Road without issues. No traffic data available in the immediate vicinity, however the scale of the proposal would likely cause some issues on Grange Lane as well as at the junctions of Northampton Road/Grange Lane and Grange Lane/Springfield Drive. The nearest bus stop is outside of the site in Northampton Road and another one 200m east from the site in Springfield Drive. Shared cycle path/footway directly from the southwest of the site. A Transport Asssessment would be needed to assess the impact of the development on the highway network. Potential signalisation of the junctions Northampton Road/Grange Lane and Grange Lane/Springfield Drive to mitigate traffic increase.

No answers chosen.

only noise concern is A428

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(6)Site ID: 1229

1229
Bedford Road, Wilstead 9.5ha
Housing

9.07

250

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located about 0.4 miles north of the centre of Wilstead village and approximately 4.6 miles south of Bedford town centre. The access arrangement is indicated to be on Bedford Road, adjacent to Duck End Lane. The area and the site's speciic section of Bedford Road has litte to no traffic congestion. However a few hunderd metres south of the site lies Cotton End Road, which experiences higher congestion, especially at the junction with Bedford Road. The closest bus stop is just 100m from the proposed access, with hourly services for routes 44 and 81. There is no cycling provision in the area. The proposed access points on Bedford Road would require foliage removalin order for a suitable vehicle access as well as pedestrian infrastructure to cross and tie into the existing footway on the south of Bedford Rd. The Bedford Road footway opposite the site's proposed access could potentially be widened.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(13)Site ID: 1230

1230
Duck End Lane, Wilstead.
Housing

13.99

(TBC) > 150

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site is located about 0.4 miles north of the centre of Wilstead village and approximately 4.6 miles south of Bedford town centre. The access point is east of Duck End Lane. The area and the site's speciic section of Bedford Road experiences little to no traffic congestion. The closest bus stop is just 400m from the proposed access. There is no footway or cycling provision in the area. Cycling is feasible on-road. A Transport Assessment will be required to identify the impact of traffic from the proposed development. The access point is very tight for the proposed development and therefore another access point should be examined. Given the proposal, an access road to adoptable standards would be required in accordance with Bedford Borough Council's highway standards and the required radius kerbs. Geometry of the adoptable road must be accommodated within the limits of the site frontage.

No answers chosen.

industrial to the north would need to be considered

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1231

1231
New Road, Great Barford 2.25 ha
Housing

2.24

74

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Note that although the address has been given as New Road, the location map and attachment clearly show the site being on Addingtons Road, so it is assumed that New Road is a typo. Access will be directly onto Addingtons Road, using the existing access but upgraded and widened. Some moderate traffic in the area which could be worsened by the development and other surrounding proposed sites. There is a bus stop 450m away where the 27 bus provides approx. 4 daily services to Bedford. The main village bus stop is approx 1km away where the 905 bus provides a half hourly service between Bedford and Cambridge. There is a pavement on the opposite side of Addingtons Road, so either a crossing should be provided or a new pavement installed on the same side as the development. No specific cycle connectivity however the road in front of the site is a cycle friendly route and connects to national cycle network nearby providing off-road or quiet-road links to Bedford and St Neots. Either a new pavement will be needed on the side of Addingtons Road that has the site on it, or some kind of pedestrian crossing should be provided so that residents can safely access the existing pavement on the opposite side of Addingtons Road.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1232

1232
Addingtons Road, Great Barford . 5.5ha
Housing

5.89

180

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

? Potential capacity problem requiring mitigation

Access to the site is feasible from New Road and potentially from Addingtons Road. The nearest bus stop located on High Street approximately 750m from the site. There is no presence of footway along the frontage of the site, only in Addingtons Road in the west side of the site. There are some routes around the site that could be used by cyclists. Potential connections of the site with Addingtons Road road should be considered. A Transport Assessment (TA) will be required to identify the impact of traffic and for satisfactory facilities for both pedestrians and cyclists.

No answers chosen.

site adjacent to industrial activity that had beensource of complaints for residents at further sites

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1244

1244
Land adjacent to Westfield Road, Oakley, Bedford
Housing

4.50

Linear along road 25-40 Comprehensive up to 100

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

This housing development site is located on agricultural land North of Westfield Road on the outskirts of the village of Oakley. Access will be provided via Westfield Road, a single carriageway adopted highway of about 4.2-4.5m width with a secondary access on a currently unpaved path to the West. The section of Westfield Road along the site frontage is narrow and the development might cause some highway conflict here, particularly if the number of dwellings does reach 100. Passing places may need to be provided at a minimum in this area. There is no footpath on the other side of the road. There is no cycle path in the vicinity but Westfield Road carries very light traffic. The closest bus stop is 500m away from the site entrance, serving buses 50 and 828 to Rushden and Sharnbrook, about three times per day. A Transport Assessment should be developed to assess the impact of the development on the road network. Provision of vehicle passing places, or widening of the road along the site frontage would likely be required. Cycle connection improvements would be recommended as well as improvement of the pedestrian facilities, such as providing a footpath along the frontage of the site. Highway space is limited so onsite provision is recommended.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

No answers chosen.

No answer given.
 

(1)Site ID: 1245

1245
Town Farm, Stocking Lane, Souldrop
Housing

0.34

10

tbc

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the south side of Souldrop Road in the village of Souldrop approximately 10 miles north of Bedford town centre. Access to the site is feasible from Souldrop road, which has a 30mph limit adjacent to the site. The closest bus stop is located 80m west of the site with no frequent service. There are no footways serving the site and cycling is possible only on-road. Development of footway to the site to connect the existing bus stop west.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1246

1246
Land On The South Side Of Beckett Street, Bedford, MK40 1HT Garages to the North of Beckett Street North Parade Row of Shops with Flats above Beauchamp Court, to West of Greyfriars
Housing

0.24

500-600

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

xx The site is within the air quality management area

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

N/A in UAB

+ All or a majority of the site is previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Primary access from Greyfriars using existing car park junction. This site's location in the town centre means that it is around areas of moderate to heavy traffic. It is however directly opposite the central bus station, with a pedestrian crossing linking the two. There are no cycle lanes directly from the site, but some are close by. An on-road non-segregated cycle lane is directly outside the site. Due to the central location and traffic in the area, car use would need to be restricted. The location of the site opposite the bus station can work in tandem with cycle infrastructure on the nearby roads to make this a largely car-free site.

Likely to require contaminated land assessment and remediation if required.

Road traffic on Bromham Road and Greyfriars some commercial noise

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(3)Site ID: 1247

1247
Land at Green End Road, Kempston
Housing

7.16

120

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located on the east side of Green End Road at the corner with Cemetery Road and is approximately 4.5 miles south-west of Bedford town centre. Access to the site is feasible from Green End Road and Cemetery Road. Traffic generation from the potential residential development for residential units and retail would generate an increase in pedestrian and traffic movements. The nearest bus stops are on Cemetery Road just before the southbound approach to the roundabout junction with Martell Road approximately 1.1km in distance. Although a footway is present on the opposite side of the site, the width is below the minimum of 1.8m and there is no footway immediately outside the site. Cycling is possible only by using the road surface. Given the significant scale of proposals, a road to adoptable standards is required in accordance with Bedford Borough Council's highway standards in respect of width of carriageway, provision of footway/maintenance margins and radius kerbs at the junction. A Transport Assessment will be required to identify the impact of traffic and provision of satisfactory facilities for both pedestrians and cyclists. Any access off Cemetery Road will likely require a reduction in speed to 30mph, with the extent of reduction to be agreed with the highway authority.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Part of the site falls within the boundary of a MSA.

No answer given.
 

Site ID: 1267

1267
Land At Church End Willington, MK44 3PX 0.51 ha
Housing

0.50

12

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

xx The proposal has the potential to cause very high harm (which may reach the level of substantial harm) to a heritage asset. Development with this level of impact will be removed from further consideration unless it can be demonstrated that the harm can be avoided, mitigated or outweighed by substantial public benefits.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

x Serious access constraint wider impacts

? Potential capacity problem requiring mitigation

Same as site 726. The proposed site is located between St Lawrence’s Church and Manor Farm off Church End approximately 4.5 miles east from Bedford town centre. The access to the site is through a private drive of approximate width of 5.0m. Traffic generation from this development would have a moderate impact on the local network but intensify the use of the site and access. There are bus stops located on Church Road either side of the junction with Churchill Place. The proposed access is approximately 570m walking distance from the bus stops. Church Road and Church End do not benefit from a footway in either direction however; the road is lightly trafficked and semi-rural in nature and is classified as a cycle friendly route. The proposal would require a suitable access road for adoption. Expanding the width of the existing access to accommodate additional traffic is likely not feasible for the scale of development proposed.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1268

1268
Land South of Coplowe Lane. 0.8 ha
Housing

0.71

2-5 Dwellings

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located in the village of Bletsoe, on Coplowe Lane approximately 8 miles north of Bedford town centre. The site is accessed from a proposed new access point along Coplowe Lane. Surrounding traffic appears light and the development would not cause significant problems. The closest bus stop is located almost directly outside of the site. A footway is present adjacent to the north corner of the site however this may need improvement. Should it be required, alternative pedestrian/cycle access into Bletsoe can also be obtained via The Avenue to the west. There are no formal cycleways serving the site, however cycling is possible by using the quiet roads in the vicinity. Improvement of pedestrian access would be needed - either via provision of a footpath extension along the frontage of the site or via the alternative access point.

No answers chosen.

potential noise from Yarlswood and twinwoods business park

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1269

1269
Land adjacent to Souldrop Road and to the North of High Street, Sharnbrook 9.4 ha
Housing

9.39

250 - 300

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

xx Development would be in flood zones 3a or 3b.

? Potential access requiring mitigation

x Serious capacity constraint

The site is located on the west side of Souldrop Road in the village of Sharnbrook approximately 8.8 miles north of Bedford town centre. Access to the site is feasible via Souldrop Road, however further assessment is needed to determine whether Souldrop Road can handle this level of traffic and as such, widening may be required. Due to the size of the development, two access points may also be necessary. There is moderate traffic congestion nearby at peak times and this scale of potential development would have an impact. The nearest bus stop is located approximately 450m south of the site on High Street. The nearest footways are close to the junction of Souldrop Rd and High St. Cycling is possible only by using the road surface. The size of the proposed development needs careful examination and further investigation, including investigation into the requirement for more than one access point. In this context, traffic modelling will need to be undertaken, as part of a Transport Assessment, to identify the traffic impact on Souldrop Road, High Street and Souldrop Road/High Street junction. The proposal will require roads to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Connection to existing footways to the south along High Street are required. Marking on of road cycle lanes shoudl be considered

No answers chosen.

noise from santa pod

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1270

1270
Land to the rear of 157 Bedford Road, Wootton, MK43 9BA. 2.23 ha
Housing

2.24

40-50 dwellings

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access from Wootton Road on eastern edge of site. There are approx 4 bus services (2 routes) per hour stopping within 150m of the site. No footway on the development side of the road, narrow (1m) footway on the opposite side of the road. A traffic-free track that appears to be commonly used by cycles starts within 350m, but legal use needs confirming. This connects to a mostly off-road cycle route to Bedford, access for which is 1.2km away if not using the track. A pedestrian crossing on Wootton Road would be recommended to connect the site to the existing footway. There is scope for the footway to be widened from 1m to 2m if needed. Check ownership/access rights of cycle track 350m NE of the site.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1326

1326
Land East of Clapham Road, Clapham, Bedford 43 ha
Housing

43.56

The site is large enough for circa 1500 units

TBC

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The main access proposed off of Clapham Road would be suitable for the bulk of the traffic provided an adequate junction is built, most likely a roundabout to assist with traffic flow. The secondary access proposed off of Green Lane could be adequate for a small number of houses, but it should be restricted to a small section of the site and no more to prevent congestion on Green Lane. With a site of this size it is likely that additional congestion will result, this could be partly mitigated by installling a roundabout at the main access point to manage traffic flows. There will also be cumulative impacts from the various other developments proposed in Clapham. There are bus stops available on High Street approx 500m away where the 51 bus provides a half hourly service to Bedford and the 50 provides an additional hourly service to Bedford. At both proposed access points there is an adequate pavement on the opposite side of the road only. The pavement on Clapham Road is a shared cycle/pedestrian path. A Transport Assessment should be produced to assess the significant impact this and nearby large developments will have on local networks. Significant works will be needed at the main access point, most likely the construction of a roundabout at the entrance on Clapham Road to manage traffic flow to/from the site. The Green Lane access should be restricted to a small number of homes in the development to prevent congestion there. Due to the large size of the site, it would be beneficial for one or both of the 50 or 51 buses that pass along Clapham Road to stop at the site. Include pedestrian crossings at both access points to access the existing pavements from the site. On Clapham Rd, the crossing would be best as a Toucan crossing which would allow safe crossing for both pedestrians and cycles to access the existing shared path. Reduce the speed limit on Clapham Road outside the side from 40 to 30mph.

No answers chosen.

no noise concerns for housing but if other uses were considered the may affect existing residential

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(3)Site ID: 1332

1332
Land to the east of Manor Farm, High Road, Cotton End, Bedford, Bedfordshire. MK45 3AA
Housing

56.47

930

In terms of land use, approximately 2.5 hectares of land has been allocated to employment uses / 7,500sq.m of office space.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

x The majority of the site is within flood zone 2.

+ No access constraints

+ No capacity issues

The proposal is for two access points to be formed onto the A600 High Road. Both would be in locations where the road is suitably wide, and visibility is good. There is No significant traffic congestion in the area, however detailed analysis of the traffic impact would be needed due to the large size. There are bus stops within 150m of the site where the 9A and 9B services combined provide a half-hourly service between Bedford and Hitchin. There is a wide and well-surfaced shared pedestrian/cycle path directly outside the development on High Road. Due to the large size of development, a signalised junction may be needed to manage the flow of traffic to/from the development. There is potential to site new bus stops on High Road near the access point, providing even better public transport access for new residents.

No answers chosen.

main noise sources will be road traffic and Cardington Sheds, non insurmountable as permitted housing closer to source but will need to be considered

No answer given.

Does not pose risk

Part of the site falls within the boundary of a MSA.

No answer given.
 

(3)Site ID: 1333

1333
Land to the east and west Home Road, to the north of Wood End Lane and Ibbett Close, Gibraltar Corner, Bedford. The land consists of two parcels either side of Home Road as shown on the attached location plan.
Housing

21.80

up to 425

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Site includes both Bedford Borough Council Site ID 342, 343. The site locations are around 3 miles south-west of Bedford town centre. Access to the sites is feasible from Home Road. Traffic generation from the potential residential development would generate an increase in traffic movements in Home Road, Green End Road, Ridge Road and on the junction of Home Road/Ridge Road. The closest bust stop is approximately 330m from north the site in Ridge Road. There are no public rights of way or formal cycleways way serving the site. A Transport Assessment (TA) will be required to identify the impact of traffic in Ridge Road as well as at the Home Road/Ridge Road junction. Potential signalisation of the Home Road/Ridge Road give way junction may required. Development of the footway across Home Road in the frontage of the site required as well as creation of a pedestrian access via Ibbett Close. The site is located on the western side of Home Road at Gibraltar which is in between Kempston Church End and Wootton. The site is approximately 3.2 miles west of Bedford town centre. The proposed development will be accessed via Home Road which has a 30mph speed limit. The proposed access is approximately 225m walking distance from the nearest bus stop on Ridge Road. The footway width is 1.2m with 0.5m verge on the access side of the carriageway for a part of the site and for the rest of the site there is no public rights of way. There is no formal cycleways way serving the site. The proposal would need to ensure a footway is constructed linking the proposed access with the existing footway roughly 20m to the south in order to access public transportation facilities.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(5)Site ID: 1334

1334
Land west of Box End Road, Kempston
Housing

58.82

2082

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

+ No capacity issues

Scores are a rough estimate with the Site covering a large area that experiences better accessbility towards the south and east. Access is likely from a number of roads including the B560, West End Rd and Box End Road. A more detailed investigation is required here including the potential infrastructure construction and improvements that could occur from such a large development site. Capacity and junction assessments should be conducted based on the proposed development scale and the fact that congestion is evident around settlements bordering the A6 such as Bridge End and junctions including Cemetery Road/A6. A significant masterplanning and impact assessment is required for this site. Currently a number of accesses are achievable but more work is required to understand which are likely to operate in the future and how the proposed pedestrian and cyclist infrastructure would serve its purpose.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1336

1336
Land at Chantry Avenue Kempston 1ha
Housing

1.15

40-50

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

0 The proposal appears to have no impact on heritage assets and their significance.

No answers chosen.

No answers chosen.

N/A in UAB

+ All or a majority of the site is previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

Access to the site is feasible from Chantry Avenue. The frontage of the site in Chantry Avenue is approximately 20m. There is a bus stop in front of the site. There are footways on both side of the Chantry Avenue in front of the site that are around 2m. Cycle is possible either on the footway or by using the road surface. A Transport Assessment (TA) will be required to identify the impact of traffic in Chantry Avenue as well as the Chantry Avenue/Magnolia Close junction and Chantry Avenue/Chantry Road junction.

No answers chosen.

No answer given.

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(4)Site ID: 1337

1337
Land to the east of Manor Farm, High Road, Cotton End, Bedford, Bedfordshire. MK45 3AA
Housing

21.54

400

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

xx The proposal has the potential to cause very high harm (which may reach the level of substantial harm) to a heritage asset. Development with this level of impact will be removed from further consideration unless it can be demonstrated that the harm can be avoided, mitigated or outweighed by substantial public benefits.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

There would be a single point of access onto the A600 High Road. The proposed access point is suitably visible and should present no issues provided the new junction is built large enough to accommodate 400 homes, which may require signalling. There is no traffic in the area but in the interests of safety and highway capacity, the 30mph restriction should be extended further along High Road. There are bus stops within 150m of the site entrance with a service between Bedford-Hitchin approx. every 30 minutes. There is a shared cycle/pedestrian path directly outside the proposed site entrance. The 30mph zone on High Road should be extended to fully serve the site entrance and a suitable distance eithier side of it. Due to the size of the development and the number of vehicles already using High Road, a signal controlled junction may be necessary for the site access.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(5)Site ID: 1338

1338
Land at Cardington Airfield, Bedford, MK42 0TF
Housing

15.00

Up to 350 homes

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

xx The proposal has the potential to cause very high harm (which may reach the level of substantial harm) to a heritage asset. Development with this level of impact will be removed from further consideration unless it can be demonstrated that the harm can be avoided, mitigated or outweighed by substantial public benefits.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site can be reached from Southhill Road and is located Southeast from the centre of Bedford. The access could happen from a local road which located north of the site. The nearest bus stop served by service 9A/9B is ‘Cardington Hangers’, which is located on the Site frontage approximately 150m south of Greycote roundabout in both directions. A shared use footway/cycleway is available between Shortstown and the village of Cotton End, on A600 High Road The proposed masterplan will focus on ‘placemaking’ to accommodate either extended or new viable bus services into the site via land to the rear of the listed Airship Sheds to serve a central bus stop that would be accessible by future residents within a 400m walking distance of dwellings and other facilities. For pedestrians and cyclists, connections will be made to the existing network of footways in Shortstown via the Spine Road to A600 and into New Cardington, and via a new ‘green corridor’ to Jackson’s Gate to the south west of the listed Airship Sheds. This combined route for pedestrians and cyclists would then link with the existing footway/cycleway along A600 and provide access further afield to New Cardington and Cotton End.

No answers chosen.

noise from cardington sheds

No answer given.

Does not pose risk

Entire site falls within the boundary of a MSA.

No answer given.
 

Site ID: 1340

1340
Land off Moor End Lane, Radwell, Bedford
Employment

2.41

No answer given.

1,000 Sqm +

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

0 The proposal appears to have no impact on heritage assets and their significance.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

+ All or a majority of the site is previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

x The site is located within a source protection zone and the proposed use could harm water supplies eg because it is an industrial use

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access onto Moor End Lane, a private road that is part of the site, then connecting to Radwell Rd. There can be some congestion along Radwell Rd at times. Bus stop with approx 1 service per hour each direction (Rushden- Bedford) approx 1km from the site. Moor End Lane appears suitable for pedestrians and cycles, and connects to a pavement on Radwell Rd as well as a cycle-friendly PRoW. Surfacing improvements on Moor End Lane to improve access from the bus stop to the site.

No answers chosen.

proposed employmeny is near residential, whilst existing empolyment will need assessment to ensure no harm to amenity

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1354

1354
Land At Top Farm (Incorporating Chawston Lake & Morris Walk)
Housing

35.38

Up to 450

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

x The majority of the site is within flood zone 2.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

Note that the site incorporates the development area of site 661. The site is located in the currently agricultoral area between The Lane and Roxton Road in the village of Wyboston approximately 10 miles north-east of Bedford town centre. It is to be converted to mainly residential properties as part of the development. Access is provided at 4 points, two via The Lane, an adopted and unclassified single carriageway and much of it is 30mph in speed limit and two via Roxton Road, where the speed limit is 60mph. The carriageway width of The Lane varies but is generally between 5.0m to 6.5m while the width of Roxton Road is in the order of 5.4m. There is no footway outside the site on either road. There is no dedicated cycle route in the vicinity, but Roxton Road is showing as a bicycle-friendly route. There are 4 bus stops right next to the site with 112 Ivel Sprinter stopping twice a day heading to St Neots / Biggleswade. A Transport Asssessment would be needed to assess the impact of a development of this scale on the local highway network. Consider the safety implications of egress to Roxton Road - such as traffic light controls at the access point. Improvement of pedestrian access would be needed - provision of a footpath and a dedicated cycle lane.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1355

1355
Land at Roxton, south west of the Black Cat Roundabout
Employment

21.95

No answer given.

Based on an assumption of around 40% coverage (building to area) this would provide around 7.43ha of commercial space.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site can be reached by either Great North Road (from the north or the south) or the site can be accessed via Bedford Road or A421 from the west. There appears to be no bus stop facilities in the near vicinity of the site. The site lack of accessibility to footways and there is no provision for cyclists. The roundabout would require traffic modelling with all developments included in order to ascertain whether it has the capacity for further loading of traffic generated by the development. The new adoptable roads must be designed to commercial specification as for an industrial road. This would require width of the commercial road to be 7.3m in carriageway width with at least 2m width of footways either side. There appears to be no bus stop facilities in the near vicinity of the site, however Bedford Road is a bus route and this service should be considered for extension into the site to provide good accessibility for public transport. There is no provision for cyclists, and given the scale of development then consideration for satisfactory facilities for cyclists should be given and identified in the TA. These can be in the form of on/off road cycle lanes.

No answers chosen.

use beyond B1 may affect housing to the south

No answer given.

No answers chosen.

Entire site falls within the boundary of a MSA.

No answer given.
 

Site ID: 1361

1361
Land at the Retreat Park Lane Sharnbrook MK44 1LS 0.6 ha
Housing

0.39

5-7

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site is located approximately 8.8 miles north of Bedford town centre in the Village of Sharnbrook. The site fronting is located on Park Lane. The vehicular access is proposed to be via an existing access off Park Lane. It is not clear whether it is proposed to use the drive of the existing property on the site, or demolish the existing building to increase the width of the access. This will need clarification. It is also noted that the access assessment mentioned does not appear to be attached to the application. There is significant traffic congestion in the area close to the site, especially south on High Street, however this scale of development is unlikely to have any additional impact. The closest bus stop is located 140m south of the site on High Street. There is a footway strip of approximately 1m wide. Cycling is possible only by using the road surface. Confirmation of proposed access arrangements should be provided. Improve footways outside the site and consider marking on-street cycle lanes.

No answers chosen.

rail noise

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1371

1371
Land north of Beverley Crescent, Bedford
Housing

6.98

200

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

x The site is adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

N/A in UAB

x The site is not previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Primary access via a new link road to King George Ave (already with planning permission), secondary access via existing link to Beverley Crescent south of the site. There is little traffic in the area except for some during the morning peaks on Bromham Rd. Approximatly 450m from the site, on Biddenham Turn, the 41 bus provides an hourly service between Northampton and Bedford. Both proposed access points have well-paved, wide pavements on both sides of the road. The access onto King George Ave connects directly to a shared pedestrian/cycle path. The development should encourage use of sustainable means of transport to prevent a worsening of the congestion on Bromham Rd during the morning peak. The site has excellent walking and cycling connections so the best way of achieving this would be to ensure that good walking and cycling infrastructure is continued within the site as well.

No answers chosen.

predominant noise concerns will be rail traffic and noise from supermarkets across the rail line

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.

(2)Site ID: 1374

1374
Land adjacent to 32 Rookery Road, Wyboston
Housing

1.48

Up to 30

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access from Rookery Road - given scale of development, road is probably sufficient. Closest bus stops approx 950m E on Great North Road Footways in the vicinity, however none along the length of Rookery Road are appropriate width. Cycle friendly roads within 250m - though of limited usefulness.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1376

1376
Greys Manor Wymington Road Podington NN29 7HP
Housing

0.78

6

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

No answers chosen.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Site adjacent to site 519 described above, therefore same score and comments. Site adjacent to site 519 described above, therefore same score and comments.

No answers chosen.

dependant on adjacent premises and whether they have housing permitted, if not noise from the agricultural use may harm amenity

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1389

1389
Land at Northampton Road, between Bromham and Stagsden
Housing

20.89

15 dwellings on part of the site with the remainder given over to leisure uses and open space

3,500m2 (Approx)

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access will be directly onto Northampton Rd or onto the adjacent unnamed road that links to Northampton Rd. No traffic in the area. Nearest bus stops are approx. 2km away with no pedestrian connection to them. There are no pavements on Northampton Road and although there are some public footpaths in the vicinity, these are cross-country paths for leisure and not feasible for other journeys, and do not connect to Bromham which is the local large village/small town. A cycle byway borders the site but does not connect to any major local settlements so is likely to be used for leisure only. No problem with vehicle access to the site. There is very little public transport in the area, and nothing within 2km. Pedestrian access to any bus stop or nearby village is most likely not feasible as it would need to be at least 2km long.

No answers chosen.

some commercial noise source on the west and A428 North but no insummountable issues

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1392

1392
The New Inn, 1 Rushden Road, Wymington
Housing

0.41

7 (including conversion of two existing outbuildings, 5 new build)

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

? Potential capacity problem requiring mitigation

The existing access point on Rushden Road is suitable and a new access on Podington Road could also be achieved. Moderate AM and PM traffic congestion occurs on Rushden Road, Podington Road and High St. This should not be significantly exacerbated by 5 additional dwellings. The width and state of the footway varies along the perimeter of the site. Generally good enough for pedestrian connectivity and possibly prams. Some improvements could be implemented.

No answers chosen.

rail noise to be considered

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(8)Site ID: 1473

1473
Land to the rear of no.85 Cotton End Road, Wilstead, Bedford MK45 3DP
Housing

2.33

65

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located north of Cotton End Road in the village of Wilstead approximately 6.0 miles south of Bedford town centre. The access arrangements are indicated to be between properties 77 - 83 Cotton End Road. Some moderate congestion in the vicinity. The access road is directly opposite a bus stop with bus layby and will also affect the bus stop and bus shelter immediately outside the site. Cotton End Road is a single carriageway road with footways of approximately 1.2m in width on either side at this location. Cyclist can use the road surface and other quiet roads in the vicinity, however there are no dedicated facilities. An access road would need to be provided which is in accordance with Bedford Borough Council's highway standards. The preferred position for the new access road needs to be determined in order to comply with required visibility splays. The bus stop/shelter will affected by the access road and it will need to be relocated at a position agreed with Bedford Borough Council as the highway authority. Real-time bus information should be considered in order to maximise the use of the bus service. A Transport Assessment (TA) will be needed to support any planning application for the proposal.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1476

1476
Land South of Home Farm, Ravensden Road, Renhold
Housing

2.20

up to 50

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Site 1480 includes this site. The site is located on the west side of Ravensden Road, south of Ravensden village approximately 3.6 miles north of Bedford town centre. Access to the site is feasible from Ravensden Road, which is a 30mph speed limit road in the area. There is no significant traffic congestion close to the site. The nearest bus stop is located 170m east of the site access point. There is a 1.5m footway outside of the site, but no formal cycle tracks. Cycling is possible on-road. A potential pedestrians access point could be located at the southeast corner of the site via Ravensden Road. Consider marking on-street cycle lanes. The number of homes would define if it is necessary that a Transport Assessment be produced to outline the impact on the local highway network

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 1477

1477
Land West of Brook Lane, Upper Dean, Bedfordshire
Housing

0.20

6-8

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located west from Brook Lane in the village of Upper Dean approximately 14 miles north of Bedford town centre. Access would be onto Brook Lane to the south of the site. The closest bus stop is located 100m from the site with only once a day bus crossing the area. There are no footways or formal cycle lanes outside of the site. Cycling is possible only by using the unnamed local road south of the site. Pedestrian footway development along the frontage of the site is necessary, connecting to other footways to the east of the site. Consider marking on-street cycle lanes.

No answers chosen.

closest noise source is PH but not insurmountable

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1480

1480
Land To The Rear of Home Farm, Renhold Road Ravensden MK44 2RH
Housing

19.15

up to 550

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located on the west side of Ravensden Road, south of Ravensden village approximately 3.6 miles north of Bedford town centre. Access to the site is feasible from Ravensden Road, which has a 30mph speed limit. There is no significant traffic congestion on the road network in the vicinity of the site. The nearest bus stop is located 170m to the east of the potential site access point. There is a 1.5m footway outside of the site, but no formal cycle tracks. Cycling is possible on-road. A potential pedestrian access point could be located on the southeast corner of the site, via the Ravensden Road. Consider marking on-street cycle lanes. Traffic modelling will need to be undertaken as part of the required Transport Assessment which will identify the impact of the proposed development. This document should also include sustainable transport measures.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(3)Site ID: 1493

1493
Former W&H Peacock Auction House (26 Newnham Street), 24 Newnham Street and land to the rear of 22 Newnham Street, Bedford
Housing

0.31

50

No answer given.

Above
Site selection criteria

+ The site is within or adjoining the urban area UAB.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

N/A in UAB

+ All or a majority of the site is previously developed land as defined in the NPPF.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access as existing via Newnham Street. There is moderate traffic congestion in the area, however it is understood the development is proposed to be predominantly car free due to its central location so would be unlikekly to have a signifiant, if any impact. There are bus stops 200m away on Castle Rd where the number 4 bus provides a half-hourly service between Bedford Town Centre and Goldington. There is a pavement running along the site frontage however it is very poorly surfaced and has obstacles which may prevent wheelchair users using it (e.g. a fixed bin taking up half the width of the pavement). There are cycle paths available on the riverside 650m away. Improve the surfacing and accessibility of the pavement outside the site. Ensure that street furniture does not block the pavement.

Likely to require contaminated land assessment and remediation if required.

no dominant noise sources other than the café and PH further away no concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1498

1498
Land At Tinkers Corner, Wootton
Housing

1.9

up to 50

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is adjacent to 414/537 to the North, and 682 to the East. Access will be provided through Hall End Road, which has no footways either side but verges at this location. The development only contains residential properties and on it's own unlikely to generate much traffic, however likely cumulative impacts with other proposed developments in the area.There is no designated cycle route in the vicinity although Keeley Lane is a quiet and cycle-friendly road. The closest bus stop is approx 275m to the south of the site on Hall End Road, although service is infrequent. A Transport Assessment would be needed to assess the overall impact of the developments in the area as the cumulative impact would be quite large on the local highway network. Improvement of pedestrian and cycle access would be needed - provision of a footpath and designated cycle path. The road is very narrow but these provisions could potentially be located within the development boundaries. Improve frequency of bus routes along Hall End Road. The previous assessment references potential visibility issues towards Bedford Road to the East.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 1503

1503
Land At The Chequers Public House Hall End Road Wootton
Housing

2.0

Up to 50

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

Access to the site will be from Hall End Road, which at this location has no footways either side but verges. The development only contains residential properties and on it's own unlikely to generate much traffic, however likely cumulative impacts with other proposed developments in the area. There is no designated cycle route in the vicinity although Hall End Road is a quiet and cycle-friendly road. The closest bus stop is outside the site, although served only infrequently. A Transport Assessment would be needed to assess the overall impact of the developments in the area as the cumulative impact would be quite large on the local highway network. Improvement of pedestrian and cycle access would be needed - provision of a footpath and designated cycle path. The road is very narrow however and although some of these provisions could potentially be located within the development boundaries, there are buildings along the road to the South making it difficult to provide these facilities. Improve frequency of bus routes along Hall End Road.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1506

1506
High Street, Thurleigh
Housing

2.86

Unknown

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site is located on the south side of Cross End in the village of Thurleigh, approximately 6.2 miles north of Bedford town centre. Access to the site is feasible along the north boundary adjoining the highway. There is no significant traffic congestion in the area. The closest bus stop is located 300m west of the site on High Street. No footways along the site frontage, however there is one approx 75m to the west, though this is narrow and obstructed by street furniture. Cycling is feasible by using the road surface. A Transport Assessment/Statement may be required depending on the scale of proposals. A 2m footway is required along the frontage of the site to connect with existing footways to the west. Also recommend widening/clearing these footways to improve accessibility. Reduction of speed limit to 30mph on Cross End is required.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(8)Site ID: 1513

1513
Land west and south of Shortstown (part of College Farm)
Housing

67.78

Approximately 1,000 homes

Within 0.82ha Local Centre

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

? Potential capacity problem requiring mitigation

Two new access points will be made onto High Road. Due to the size of the development, signalised junctions may be required to prevent congestion on High Road or within the development. For both safety and highway capacity, the A600 High Road will need to be reduced to 30mph around the development. There is an existing bus stop on High Road with a service between Bedford- Hitchin approx every 30 minutes, however, it is currently unmarked and without a shelter. There is a large cycle/pedestrian path along the opposite side of High Road, which could be easily utilised with a toucan crossing installed, allowing direct pedestrian and cycle access to the site. Install signalised junctions for site access, preventing congestion on High Road. Include crossings for pedestrians and cycles to safely access the existing cycle/pedestrian path on High Road from the site. Improve the existing bus stop to include road markings and a bus shelter to make them more visible and attractive to use.

No answers chosen.

no noise concern

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(6)Site ID: 1875

1875
Land Between 46 And Long Thatch 58 Cotton End Road Wilstead Bedfordshire 6.8ha
Housing

6.44

100

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

There is an existing access point on Cotton End Road. The traffic peaks on Cotton End Road and Wilstead are moderate, but 100 additional dwellings directly on Cotton End Road are likely to have an impact. There is a bus stop less than 100m to the East of the site, serving route 9 with infrequent daily service. Cotton End Road has narrow 1m wide footpaths on either side. There is not much room for these to be widened. Additional bus capacity/frequency along Cotton End Road could benefit Wilstead and the surrounding area. Similarly, a rural bike trail could be introduced, perhaps paralel to Cotton End Road, to the South of the site.

No answers chosen.

no noise concerns

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(2)Site ID: 1876

1876
Land on the East Side of The Causeway, Carlton, Bedford 0.8 ha
Housing

0.72

15

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located east of The Causeway in Carlton approximately 8 miles northwest of Bedford town centre. Access to the site is feasible from the southwest corner of the site onto The Causeway. There is moderate peak time congestion in the vicinity and the development could exacerbate this. There is a bus stop directly outside of the site. There is a narrow footway on the other side of the Causeway and cycling is possible only on quiet roads in the vicinity. Pedestrian footway development along The Causeway in front of the site to enable accessibility to bus stop locations for pedestrians. Improved bus transport service with regular frequency and Real-Time information. Consider marking onstreet cycle lanes.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 2410

2410
Land off Wootton Road Kempston MK43 9HN 1.6 ha
Housing

1.62

38

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site is located in the village of Wootton approximately 6 miles south of Bedford town centre. Access to the site is feasible from Wootton Road, but the width is tight, around 9m. Traffic generation from the potential development could cause moderate problems to Wootton Road. The nearest bus stops are on Ridge Road approximately 220m in distance. The footway on Wootton Road is around 1.8m and is shared between pedestrians and cyclists. Given the significant scale of proposals, a road to adoptable standards is required in accordance with Bedford Borough Council's highway standard. A Transport Assessment will be required to identify the impact of traffic and provision of satisfactory facilities for both pedestrians and cyclists.

No answers chosen.

no noiseconcerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 2837

2837
Land adjacent 8 The Avenue, Bletsoe 0.307 ha
Housing

0.93

8

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

The site located at the junction of A6/The Avenue in the village of Bletsoe and lies approximately 8 miles north of Bedford town centre. Access on the site is feasible from The Avenue. There is minimal traffic in the vicinity and the proposed development would likely not cause any issues on The Avenue or at the junction of A6/The Avenue. The closest bus stop is outside of the site on the A6 road. The footway on The Avenue is around 2m outside of the site and in the A6 approximately 1.5m. There are no formal cycleways serving the site, however cycling is possible by using the quiet roads in the vicinity. Consider marking on-street cycle lanes on The Avenue. Provide pedestrian crossings at the junction of The Avenue with A6 to facilitate safe access to the bus stops. Improved bus service with regular frequency and Real-Time information.

No answers chosen.

road traffic and potential noise and smoke issues to the north

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(4)Site ID: 3231

3231
Land on the north side of Kennell Hill, Sharnbrook, Bedfordshire. 5.93ha
Housing

5.96

155

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

xx Development would be in flood zones 3a or 3b.

+ No access constraints

? Potential capacity problem requiring mitigation

Duplicate of site 1009. The site is located on the north side of Kennell Hill in the village of Sharnbrook, approximately 7.8 miles north of Bedford town centre. The site will be accessed via a priority junction from Kennell Hill. There is moderate traffic congestion on Kennell Hill outside of the site entrance, and the potential development would have an impact. The closest bus stop is located to the south of the site on Kennell Hill and Templars Way. There is a 1.8m footway in the frontage of the site on Kennell Hill. There are no formal cycle tracks and cycling is possible only by using the road surface. A Transport Assessment will be required to identify the impact of traffic on Kennell Hill as well as the Templars Way/Kennell Hill/Mill Road junction. The location of the proposed access required is to be specified. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Consider marking on road cycle lanes and improving frequency of bus services.

No answers chosen.

noise from railway

No answer given.

High risk allocation

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 3232

3232
Land adjacent to 81 Mill Road, Sharnbrook, Bedford, MK44 1NP 0.8ha
Housing

0.92

20

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

+ No capacity issues

The site is located on the south side of Mill Road east in the village of Sharnbrook, approximately 7.3 miles north of Bedford town centre. The access is proposed from Mill Road, which is a 30mph road, on the northern boundary of the site. Traffic congestion is moderate on the road along the frontage of the site however the potential development would not have a significant impact. The closest bus stop is located 220m west from the site. There is a footway of 1.4m outside of the site and no formal cycle tracks. Cycling is feasible by using the road surface. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Consider marking onstreet cycle lanes. Crossing facilities for pedestrians to reach the bus stop on the other side of the road, are necessary.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(7)Site ID: 3233

3233
Land East of Wixams. 109ha.
No answers chosen.

114.25

2000 overall

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

? Potential access requiring mitigation

x Serious capacity constraint

The proposed development is to the East of the A6, opposite Wixams. The proposed access taken directly from the A6 would require significant further assessment and likely serious mitigation works. The relevant section of A6 has relatively low traffic congestion conditions. The two roundabouts at the north end and at the south end of Wixams tend to form slight pinch points during AM and PM weekly peaks. There are no bus stops along the A6, but there are several within Wixams. 2000 additional dwellings are likely to put strain the road network and these two roundabouts would need to be modelled and possible mitigation put in place. This should be done as part of a full transport assessment for the site. The size of the development will require a new street network which can be built to required pedestrian and cycling standards. It is noted however, that the current submission does not include details for these. This development would definitely require Wixam's bus network to be extended to the other side of the A6, by extending existing bus lines.

No answers chosen.

A6 road noise

No answer given.

Does not pose risk

Site does not fall within the boundary of a MSA.

No answer given.
 

(3)Site ID: 3234

3234
Land west of Milton Road, Clapham. 23.74ha.
Housing

24.30

500

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

New vehicular access is proposed at two separate points onto Milton Road, both of which seem appropriate. There can be some light traffic in the area, however the site has excellent access to the A6, though this development and other neighbouring ones may contribute to congestion. There are a pair of bus stops directly outside the northern vehicular access where the 51 bus provides a roughly hourly service between Bedford and Rushden. Both proposed access points have a pavement on the opposite side of the road. Near the north of the site on Bedford Rd there is a shared cycle/pedestrian path running along the A6 to Milton Ernest. A Transport Assessment is required to assess cumulative impacts of this site and others proposed in the vicinity. Include pedestrian crossings at both proposed access points to ensure pedestrian access to the existing pavement on Milton Road.

No answers chosen.

noise concerns relate just to proximity to A6 twinwoods business park mat be a source of noise

No answer given.

Does not pose risk

Part of the site falls within the boundary of a MSA.

No answer given.
 

(4)Site ID: 3235

3235
Land West of Templars Way, Sharnbrook. 2.83ha.
Housing

2.97

66

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located on the north side of Templars Way in the village of Sharnbrook approximately 7.9 miles north of Bedford town centre. The site will be accessed via Templars Way after the junction of Templars Way/Kennell Hill/Mill Road. There is sometimes moderate traffic congestion on Kennell Hill outside of the site entrance, and the potential development could have an additional impact. The closest bus stop is located in the vicinity of the south of the site on Templars Way. There is a 1.2m footway in the frontage of the site on Templars Way. There are not formal cycle tracks and cycling is possible only by using the footway or the road surface. A Transport Assessment will be required to identify the impact of traffic on Templars Way as well as at the Templars Way/Kennell Hill/Mill Road junction. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. A 2m footway is required outside of the site to connect with the bus stop. Consider marking onstreet cycle lanes.

No answers chosen.

noise from railway

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

Site ID: 3244

3244
Land south of 7 Kimbolton Road, Pertenhall, MK44 2AZ.
Housing

0.57

8

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Site adjacent to 4 Kimbolton road in row above (site ID 509), and same number of dwellings proposed (8), therefore same score and comments. Site adjacent to 4 Kimbolton road in row above (site ID 509), and same number of dwellings proposed (8), therefore same score and comments.

No answers chosen.

no noise concerns

No answer given.

No answers chosen.

Site does not fall within the boundary of a MSA.

No answer given.
 

(1)Site ID: 3245

3245
Bedford River Valley Park
Housing

97.26

700 to 850 houses and a care home

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ No access constraints

+ No capacity issues

Access onto the A603 (south of the site) using two access points. No existing traffic congestion in the area, however a development of this scale could potentially change that. There is a bus stop on Bedford Road directly outside the site where the 73 bus gives a service to Bedford approximatly every 30 minutes. There is a pavement directly outside the site and the site also connects to an existing off-road cycle track to Bedford (in the north of the site). Improvements to this track are proposed as part of the development. Due to the large scale of development, rerouting the 73 bus which currently passes along Cambridge Rd/Bedford Rd through the site would be beneficial.

No answers chosen.

will need to consider lafarge quarry

Includes restored mineral extraction sites and lakes.

Does not pose risk

Part of the site falls within the boundary of a MSA.

No answer given.
 

Site ID: 3415

3415
Land adjacent Wootton Upper School, Wootton
Housing

16.36

489

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

There is existing access via a farm track north towards Wootton Upper School which does have space to be widened and include a pavement, however a purpose-built access road east to Cranfield Road would be a better option. There is some moderate traffic in the area and a development of this scale could cause a significant impact. The nearest bus stop using the proposed access is 1.1km away where the 53 bus gives a service three times per hour to Bedford. However, if a separate pedestrian/cycle access was provided in the NE corner of the site, the nearest stop would be 350m with the same services. There is no current pedestrian connectivity however both proposed access points have scope to include sufficient pavements connecting to the local area. There is no cycle connectivity however there would be space for a shared path alongside any access road, and the existing pavement on Cranfield Road could be easily upgraded to a shared path. A Transport Assessment would be required, given the scale of the development proposed and the existing congestion in the vicinity. Include a dedicated pedestrian/cyclist access point in the NE corner of the site connecting to Jenkyn Road to give far quicker connection to local facilities. Include a shared pedestrian/cycle path alongside the site access road and consider re-designating the existing pavement on Cranfield Road as a shared path.

No answers chosen.

No answer given.

No answer given.

No answers chosen.

No answers chosen.

No answer given.
 

(1)Site ID: 3416

3416
Land To The East of Colmworth Road, Little Staughton. 4.1ha
Housing

3.94

TBD

TBC

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access would be onto an existing road which connects to Little Staughton Road. Some moderate congestion at peak times in the area however the road appears able to accommodate extra traffic. There is a bus stop 150m from the north of the site, however it only provides 3 daily services to Bedford. There is no pedestrian connectivity at the proposed vehicular access to the site, however there is a pavement on Little Staughton Road in the NW corner of the site, so a dedicated pedestrian access could be provided. There is no specific cycle connectivity in the area however there are several small and quiet roads which could be used safely for cycling. Depending on the scale of the proposed development, a Transport Assessment may be required. Include a pedestrian access link in the NW of the site to the existing pavement on Little Staughton Rd.

No answers chosen.

No answer given.

No answer given.

No answers chosen.

No answers chosen.

No answer given.
 

(2)Site ID: 3417

3417
Land at Teazels, Green Lane, Renhold. (option 2: for 34 dwellings)
Housing

1.98

34

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

? Potential access requiring mitigation

+ No capacity issues

Includes site 875. Access would be via narrow Green Lane onto Brook Lane, which then connects to Ravensden Road. Green Lane is too narrow to acccomodate access to the site within the current red line boundary, so access may depend on ownership of land to the west to facilitate expansion. There is very little traffic congestion in the area and the size of this development would likely make no material impact. There is a bus stop within 100m where the 27 bus provides four daily services between Great Barford and Bedford. There is a pavement going both direction on Ravensden Road but not on Brook Lane, however there is space to extend the pavement to the site, which is only 40m away. Cycling along Hookhams Lane is feasible and connects to a shared path approx 1km from the site.Confirm if widening of access via Green Lane will be possible. Extend the pavement from Ravensden Road along Brook Lane to connect to the site entrance on Green Lane - approximately 40m in total.

No answers chosen.

No answer given.

No answer given.

No answers chosen.

No answers chosen.

No answer given.
 

Site ID: 3419

3419
Abbey Field (land adjacent to Abbey Cottage) Bedford Road Turvey Bedfordshire MK43 8BA 1.24ha
Housing

1.40

24

No answer given.

Above
Site selection criteria

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ No access constraints

+ No capacity issues

Access would be direct onto the A428 within the 30mph limit which currently changes half way along the site frontage. There is no significant traffic congestion in the area. There are bus stops 110m away where the 41 bus provides an hourly service between Bedford and Northampton. There is a pavement running along the whole frontage of the site, which also has space for possible widening and sharing with cyclists. Extend the 30mph limit to cover the whole of the site frontage. Consider widening and re-designating the pavement outside the site to a shared pedestrian/cycle path.

No answers chosen.

No answer given.

No answer given.

No answers chosen.

No answers chosen.

No answer given.
 

(45)Site ID: 3420

3420
DULOE, BEDFORDSHIRE 2.8ha
Housing

2.74

25 dwellings on Northern section of the land. Total capacity of the land 84 dwellings.

No answer given.

Above
Site selection criteria

X The site is not within or adjoining the urban area or a defined settlement policy area, or within the built form of a small settlement

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

No answers chosen.

No answers chosen.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

No answers chosen.

No answers chosen.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

x Serious access constraint wider impacts

? Potential capacity problem requiring mitigation

Access would be west of the site onto an unnamed road (the main road through Duloe). There is good space and visibility to create a safe access point, however the road is narrow and would require a lot of work to be suitable to serve a development of this size. All of the nearby roads are also narrow so although there is no indication of existing traffic congestion in the area, this development could likely cause congestion on the local network. The nearest operational bus stop is over 1.2km away in St Neots - there is a stop marked on maps in Duloe, but there is no indication on the ground that this exists, in addition the 29 service passing through the village has been suspended for over a year with no return date. There is no current dedicated pedestrian or cycle connectivity, with the exception of quiet roads nearby. The investment required to construct a footpath along Duloe Road to St Neots would be too great for the scale of the development. The unnamed road that the site would use for access would need widening to cope with the additional traffic, along with lots of other roads in the area. Restoring the bus service through Duloe would be beneficial, this has been suspended since March 2020 due to COVID, but has not returned any time since (presumably due to financial issues). Pedestrian connectivity to St Neots would also be beneficial however also unlikely to be feasible.

No answers chosen.

No answer given.

No answer given.

No answers chosen.

No answers chosen.

No answer given.
 

Site ID: 3421

3421
Wilden, Bedfordshire.
Housing

No answer given.

100+

Whatever the Council wants

No answers chosen.
Site selection criteria

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

x The site is not previously developed land as defined in the NPPF.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answers chosen.

No answer given.

No answers chosen.

No answer given.

No answer given.

No answers chosen.

No answers chosen.

No answer given.
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