Call for Sites Form
agent
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.
Agricultural
To the north the eastern parcel site is adjacent to Kempston Nurseries and Green End Road. The western parcel adjoins agricultural land, beyond, which are the residential dwellings of Kempston House, Ramsey Cottage and The Old Groom’s Cottage, all of which are well screened from the site.
The eastern of the two fields adjoins the existing development boundary for Gibraltar Corner and Ibbett Close. The western of the two fields adjoins Wood End Lane and benefits from direct access onto the road.
The eastern of the two fields adjoins a treelined boundary, beyond which, is area of open scrubland, between the site and the A428. The western of the two parcels, adjoins Home Road to the east.
The western of the two fields adjoins Button’s Ramsey wood. The eastern of the two fields adjoins Home Road and benefits from direct access onto the road.
up to 425
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20 dph
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Provision for public open space and community hub area to be integrated as part of the development. The site previously had a draft allocation for residential development as part of the Local Plan 2030.
Proposed community hub area, which may include a number of uses along with a substantial area of public open space.
The development consists of two separate parcels and access can be obtained from both Home Road and Wood End Lane. Please refer to site location plan. Further information will be provided on the Vision Document being prepared in response to the Issues and Options Consultation.
x
x
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2027
Axis Land Partnerships are fully committed to tackling climate change. A Vision Document is in the process of being prepared, which will accompany our response to the Issues and Options Consultation. This document will provide further detail on how the proposal will tackle climate change. It is intended that the development will respond to the Sustainable Development Goals as adopted by the United Nations in 2015. The proposed development will seek to promote the following: Walking and cycling as an integral part of the development and improve links from Gibraltar Corner to the John Bunyan trail, which dissects the north- west of the site. Integration of Sustainable Urban Drainage as an important part of the development site. Provision for substantial public open space, community hub area to provide a facility for both existing and future residents. Delivery of Biodiversity Net Gain on the site. Integration of energy efficiency measures of a high standard into all new dwellings together with electric charging points where required. In addition to the above, as will be set out in the Vision Document, the site benefits from being located in a sustainable location in close proximity to Kempston, Bedford and Wootton. It has the ability to provide very good access to both urban areas and the countryside.
No uploaded files for public display
21.80
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 noise concerns
The site is proposed for allocation in the Local Plan for residential development in combination with Site 636 - HOU13 Land at Gibraltar Corner. Allocation principles include: - preparation of a masterplan - development for residential and open space - delivery of a section of the Bedford to Milton Keynes Waterway Park - contribution towards and delivery of planting for the Forest of Marston Vale - Transport assessment, sustainable transport connections and mobility hub - site specific flood risk assessment - consideration of heritage assets including opportunity to preserve important example area of ridge and furrow - 2.4ha serviced site for a 2FE primary school Education The site in conjunction with Site 636, is large enough to provide a school.
Agent
Land at Box End, West of Bedford. (details changed Dec 2021)
Agricultural in part
Residential / agricultural land
Residential / agricultural land
Box End and outdoor leisure
Agricultural land
1,150 approx
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35 dph based on net area 32.15 ha
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Potential for some 2.2 hectares for a primary school and some 0.5 hectares for a community hub.
Potential for some 2.2 hectares for a primary school and some 0.5 hectares for a community hub.
Various points of access off the existing public highway.
350
800
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2025
BDW Trading Ltd are committed to minimising the impacts of their operations and safeguarding the environment is a key starting point. The Vision Document submitted as part of this call for sites describes the approach to building sustainably. This starts by preparation of a masterplan which takes into consideration matters of sustainability in each area including ecology, biodiversity, drainage, landscaping, movement, etc. The location of land at Box End, West of Bedford is sustainably located for access to Kempston and Bedford.
58.82
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Please contact the agent.
Land at Chantry Avenue Kempston 1ha
B2 B8
residential
employment
employment
residential
40-50
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40/50 dph
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Access as existing. Shown on plan
X
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1-2
The proposal has the opportunity to provide for energy efficiency features in design and to give consideration to renewables.
1.15
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.
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The site is suitable for allocation. It is an urban brownfield site that has been vacant and derelict for many years and with careful design, respecting the close proximity of employment uses, it is suitable for residential development. In order to achieve an acceptable solution, a masterplan and design code should be prepared. A transport assessment and site specific flood risk assessment to consider all sources of flooding will also be required. Site is proposed for allocation HOU9 Land at Chantry Avenue, Kempston.
Agent
Land to the east of Manor Farm, High Road, Cotton End, Bedford, Bedfordshire. MK45 3AA
Agricultural
Cardington Hangers
Residential properites
Open fields
Existing urban area / A600
400
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35dph based on 50% gross to net developable land.
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The main site access will be via the existing farm access. An emergency access will be provided from an existing field access onto Wood Lane.
400
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This site could start as soon as the Local Plan is adopted and the relevant planning permissions have been achieved however we have assumed a slightly longer timeframe for delivery based on the smaller site also submitted on behalf of this landowner.
This site would accommodate development in a sustainable location, within close proximity to existing services and facilities as well as a major employment area. The site would ensure that housing needs are met in areas outside the more vulnerable areas of Bedfordshire including those at risk of flooding and those in sensitive environmental landscapes and habitats. There is significant scope for a truly landscape approach to the development which would enable access to green infrastructure including landscape enhancements and publicly accessible open space, community gardens and SUDs as advocated by paragraph 150 of the NPPF as mitigation against climate change. A mix of house types and tenures would be provided to ensure variety in housing provision to suit the local need, this would include properties with gardens, flats / maisonettes and bungalows. The site is well located to the existing services and facilities within the local area, reducing the need for vehicle trips. Furthermore, the development could be constructed using sustainable construction methods where appropriate as well as being designed to accommodate sustainable design principles such as housing orientation.
21.54
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Land at Cardington Airfield, Bedford, MK42 0TF
Disused Airfield
Disused airfield and approved residential development
Agricultural/Ecological Enhancement
Disused airfield and Ecological Enhancement
Disused Airfield
Up to 350 homes
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37 dph
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From the Bellway Homes site to the north of the Site - please see accompanying Vision Document for further information
350
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2023/24
The proposal incorporates on-site green infrastructure including the delivery of parkland/open space, street planting and SuDS to help to mitigate against flooding, reduce ambient heat and provide space and connections for biodiversity. Homes within the development will achieve at least a 19% reduction in carbon emissions below the Building Regulation requirement and incorporate renewable energy sources. All new residential development will achieve the higher water efficiency standard in the Building Regulations, subject to viability.
15.00
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.
noise from cardington sheds
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy. In addition the development is proposed within the adjacent flying field to Sheds 1 and 2 (grade II*) - an historically undeveloped area of land in which the large airships and aircraft stored in the hangars were manoeuvred - requiring a large area. The flying field therefore makes a key contribution to the significance of both listed buildings, and development within the flying field will remove much of their remaining open setting as well as impact on the historic understanding of both assets. Potential to cause very high less than substantial harm or substantial harm to their significance.
Agent
Land off Moor End Lane, Radwell, Bedford
Industrial
Agricultural
Agricultural
Agricultural and dwellings
Agricultural
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Storage, office space, light industry
1,000 Sqm +
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Access will be via the existing access off Moor End Lane.
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2024
Sustainable Location The site is an existing small industrial/agricultural estate located just outside of Radwell and is within walking distance of two bus stops. This will provide potential future employees at the site the opportunity to use public transport to travel to work and reduces the reliance on the use of private transport. The buses also provide services into Bedford and the surrounding towns and villages should a wider range of services and facilities be necessary.
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2.41
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.
proposed employmeny is near residential, whilst existing empolyment will need assessment to ensure no harm to amenity
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
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Land At Top Farm (Incorporating Chawston Lake & Morris Walk)
Agricultiral / fishery
The Lane / Residential
Fields
Residential
Roxton Road with fields beyond
Up to 450
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25 dph
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Recreation and leisure - fishery
The site has the benefit of extant permission for a leisure facility that has not yet been implemented. The land owner continues to seek to progress this scheme and this could be included as part of the strategic Wyboston Garden Village proposal or a smaller scheme for just the village if the strategic allocation is not selected.
The site will provide four access points as indicated on the Site Location Plan. Two are off The Lane to the north of the site, one off Roxton Road, to the west, and the other off Roxton Road to the south.
100
350
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2027
The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage.
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35.38
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land at Roxton, south west of the Black Cat Roundabout
Roxton Garden Centre and Agricultural land
Black Cat roundabout
Roxton
A1
Bedford Road
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It is likely that the majority of the site would be B8 ‘Storage and Distribution’ with other supporting business uses depending on the local need.
Based on an assumption of around 40% coverage (building to area) this would provide around 7.43ha of commercial space.
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1ha of land for additional services and facilities.
This may include the relocated services that will be displaced as part of the A428 road improvements.
The main site access will be formed from Bedford Road. There is one existing access but it is likely that a second access will be required. This will also be located along Bedford Road.
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This site could start as soon as the Local Plan is adopted and the relevant planning permissions have been achieved.
This site would accommodate development in a sustainable location, within close proximity to the existing road and rail networks. The development would provide employment opportunities for people living in the area. The site would ensure that development is located outside the more vulnerable areas of Bedfordshire including those at risk of flooding and those in sensitive environmental landscapes and habitats. It is anticipated that SUDS would be used as advocated by paragraph 150 of the NPPF as mitigation against climate change. The site is located in close proximity to a number of service centres which would provide services and facilities to support the employment uses proposed for the site, reducing the need for travel. Furthermore, the development could be constructed using sustainable construction methods where appropriate as well as being designed to accommodate sustainable design principles such as building orientation.
21.95
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.
use beyond B1 may affect housing to the south
The site is suitable for allocation for employment development. Allocation principles include: - preparation of a masterplan, - development for employment, - Transport assessment required, - site specific flood risk assessment, - consideration of heritage assets. Site is proposed for allocation EMP8 Land at Roxton, SW of Black Cat roundabout.
Please contact the Agent
Land at the Retreat Park Lane Sharnbrook MK44 1LS 0.6 ha
Pasture
residential
residential
recreation
residential
5-7
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14dph
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Access report enclosed
X
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1 - 2 years
The proposal has the opportunity to provide for energy efficiency features in design and to give consideration to renewables.
No uploaded files for public display
0.39
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.
rail noise
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Land north of Beverley Crescent, Bedford
Playing Fields and Vacant
No answer given
Housing
Railway
Housing (new)/playing fields
200
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Starter Homes
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Please refer to the submitted Illustrative Layout Plan. A new access is being provided from the development site to the west - Ref. 01/02199/EIA and undeveloped land to the east (former playing fields) (Ref. 16/03265/FUL). Link Road granted permission via planning appeal reference: Reference: APP/K0235/W/18/3208526
200
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Any development proposals would be designed in accordance with best practice.
6.98
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.
predominant noise concerns will be rail traffic and noise from supermarkets across the rail line
The site is already allocated in the development plan for residential and, if required, educational use. LP2030 Policy 21.
No answer given
Land adjacent to 32 Rookery Road, Wyboston
Undeveloped paddock land
Residential
Residential
Undeveloped
Residential
Up to 30
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Up to 20 dph
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Site frontage along Rookery Road
30
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2024/25
Through sustainable construction techniques and use of materials
1.48
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Greys Manor Wymington Road Podington NN29 7HP
Residential and associated grounds
Agricultural storage
Undeveloped
Part residential
Part residential
6
No answer given
12 dph (net developable area excl Greys Manor)
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Existing access from east side of Wymington Road
6
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2024
Through sustainable construction techniques and use of materials
0.78
Site adjacent to site 519 described above, therefore same score and comments. Site adjacent to site 519 described above, therefore same score and comments.
dependant on adjacent premises and whether they have housing permitted, if not noise from the agricultural use may harm amenity
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Land at Northampton Road, between Bromham and Stagsden
Undeveloped parcel of land
Northampton Road & Agricultural land
Agricultural land
Agricultural land
Associated Farm & Agricultural land
15 dwellings on part of the site with the remainder given over to leisure uses and open space
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1 dwelling per 1.4ha
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B1/B2/B8
3,500m2 (Approx)
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3,500m2 (Approx)
A mixture of leisure and recreational uses could be provided on site as part of a mixed-use development.
From Northampton Road (A428) or existing access from unmade road that links to Northampton Road.
15
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2024
As part of the scheme being brought forward, means of mitigating climate change in accordance with Policy 51S will be thoroughly considered and where viable can be implemented as part of the proposals.
No uploaded files for public display
20.89
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.
some commercial noise source on the west and A428 North but no insummountable issues
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
The New Inn, 1 Rushden Road, Wymington
Part public house car park, part paddock, used as overflow car park for the public house
Residential
Undeveloped
Residential
Railway line
7 (including conversion of two existing outbuildings, 5 new build)
No answer given
17 dph (new build properties)
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Existing access point on Rushden Road or new access on Podington Road
7
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2024
Through sustainable construction techniques, materials etc
0.41
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.
rail noise to be considered
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Option agreement in place
Land to the rear of no.85 Cotton End Road, Wilstead, Bedford MK45 3DP
Agriculture, paddock land and Class B8 storage and distribution
Agriculture (Arable)
Housing
Agriculture (Arable)
Housing
65
No answer given
30 dph
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As shown on the attached site location plan
65
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The site is available and deliverable in the short term. Bloor Homes has an option to develop the site for housing. Full delivery is achievable within 1-5 years.
Mitigation through water and energy efficiency, appropriate layout, design and landscaping, the use of renewable energy (where appropriate) and a sustainable drainage strategy.
No uploaded files for public display
2.33
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Land South of Home Farm, Ravensden Road, Renhold
Agricultural
Residential, fields
Fields
Residential
Fields
up to 50
No answer given
30 dph
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Access will be provided off Ravensden Road as shown on the Location Plan
50
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2025
The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage.
No uploaded files for public display
2.20
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Land West of Brook Lane, Upper Dean, Bedfordshire
Agricultural (arable/cultivation purposes)
Agricultural land
Public Highway (Melchbourne Road)
Agricultural land
Agricultural land
6-8
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Medium – High density
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The proposed access is shown on the accompanying red line, reference 36282/B.
6-8
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October – December 2024
Any scheme at the site shall be accompanied by a sustainable urban drainage strategy and seek to reduce greenhouse gas emissions throughout development. Renewable energy will be considered as part of the design process of the proposed dwellings.
No uploaded files for public display
0.20
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.
closest noise source is PH but not insurmountable
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
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Land To The Rear of Home Farm, Renhold Road Ravensden MK44 2RH
Agricultural
Residential, fields
Fields
Residential
Fields
up to 550
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30 dph
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Access will be provided from Ravensden Road as shown on the Site Location Plan.
250
300
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2025
The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage.
No uploaded files for public display
19.15
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Former W&H Peacock Auction House (26 Newnham Street), 24 Newnham Street and land to the rear of 22 Newnham Street, Bedford
Part vacant auction house with 24 and 26 Newnham Street used as storage by W&H Peacock and the running of Southam Guns and part temporary recreation/leisure use.
Commercial/residential
Supported housing facility/residential
Residential
Residential
50
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166 dph
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The site access will utilise an existing access off Newnham Street which will be upgraded as part of the proposals.
50
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End of 2023/2024
The site comprises a largely redundant parcel of previously developed land within the urban area of Bedford and near to the town centre. Its location provides for convenient and easy access to local services by foot and cycle and will minimise the use of the private car. Car parking has been proposed within the scheme design, together with cycle parking in the form of underground parking thus removing blocks of parking and visually improving the site and its capacity. The site is not within an area at risk of flooding and is identified as lying within Flood Zone 1 (Environment Agency Flood Map). The scheme has been prepared for pre app purposes based around the concept of ‘a mews/townhouse’ typology that supports and enables the key development parameters of affordability, community, density, deliverability, diversity, flexibility, identity, longevity, and place making. Buildings are proposed to be positioned within the site to take account of existing topography, use of natural light source, ventilation, cooling, and solar gain as well as providing natural surveillance to areas of communal spaces. It is also proposed that roof space will comprise green roofs where possible. The development, in line with Policy 51S will seek to explore the use of renewable energy sources and the building fabric will seek to utilise the fabric first approach. The proposal will also minimise the use of water in line with Policy 52.
0.31
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.
no dominant noise sources other than the café and PH further away no concerns
The site is suitable for allocation. This is an urban, brownfield site which can be redeveloped for residential uses. A masterplan and design code will be required to pay particular regard to the site's relationship with the conservation area and surrounding listed buildings in The Grove and Newnham Street. The nature and extent of ground contamination will also need to be established and a remediation strategy prepared for approval by the Council. Site is proposed for allocation HOU4 Former Peacocks Auction House, Bedford.
No answer given
Land At Tinkers Corner, Wootton
Field
Residential
Small woodland
Residential, agricutural
Fields, small woodland
up to 50
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Access will be provided off Hall End Road. Details off this are provided in the Proposed Access Arrangements.
50
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2024
The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage.
1.9
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy. The site is allocated for residential development in the Wootton Neighbourhood Development Policy W5.
No answer given
Land At The Chequers Public House Hall End Road Wootton
Public House and large field
Fields
Residential
Fields
Road, residential
Up to 50
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30 dph
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Access will be provided off Hall End Road as shown on the Location Plan.
50
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2024
The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage.
2.0
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
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Unknown
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Unknown
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Along the North boundary adjoining the highway
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Unknown as yet. Depends on if/when the land is adopted onto the scheme. Then on promotion and interested parties putting forward a suitable plan that would be acceptable to the planning authorities.
Eco friendly house design and including energy efficient installations. Sympathetic to the surroundings. We would expect developers to have this at the forefront of any plans submitted.
No uploaded files for public display
2.86
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Land west and south of Shortstown (part of College Farm)
Agricultural
Agricultural, Recreation/Residential
Agricultural
Residential/A600
Agricultural
Approximately 1,000 homes
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37 dph
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B1 use
Within 0.82ha Local Centre
Shops/Services
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Within 0.82ha Local Centre
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0.82ha for Local Centre and 2.3ha for education
1x Primary school and Local Centre including potential healthcare centre
Two access points onto A600 to the east of the Site - see Vision Document for illustration
750 homes
250 homes
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2023/24
The proposal incorporates a significant amount of on-site green infrastructure including the delivery of woodland planting and SuDS to help to mitigate against flooding, reduce ambient heat and provide space and connections for biodiversity. Homes within the development will achieve at least a 19% reduction in carbon emissions below the Building Regulation requirement and incorporate renewable energy sources.
67.78
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 noise concern
The site is suitable for allocation for residential development and open space. A masterplan and design code should be prepared to ensure that development accords with the South of Bedford strategic framework. Consideration should be given to the impact of the development on the Meteorological Research Unit at Cardington. Development will need to have regard to surrounding heritage assets. A Transport Assessment will be required and should particularly focus on mitigating impacts on the surrounding network and maximising opportunities for sustainable travel. A 2.4ha serviced primary school site will be required. A site specific flood risk assessment will also be needed in order to consider all sources of flood risk. Site is proposed for allocation HOU17 Land at College Farm, Shortstown.
Please contact the agent: Steven Doel
Land Between 46 And Long Thatch 58 Cotton End Road Wilstead Bedfordshire 6.8ha
Agriculture with approval for burial space.
Residential
Agricultural
Agricultural
Residential
100
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14 dph across whole site and approx.. 30 dph across developable area.
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Access from Cotton End Road
100
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2024
Development will address both adaptation and mitigation through water and energy efficiency, appropriate layout, design and landscaping, and the use of renewable energy.
6.44
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Please contact agent.
Land on the East Side of The Causeway, Carlton, Bedford 0.8 ha
No use
Housing
Housing
Agricultural
Housing
15
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1 Dwelling per .053ha
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Access directly from The Causeway
X
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Year 1
High Specification Energy Efficient Housing
No uploaded files for public display
0.72
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Please contact the agent
Land off Wootton Road Kempston MK43 9HN 1.6 ha
Greenfield
Residential
Fields
Fields
Residential
38
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23/ha
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Access to the site would be taken off Wootton Road between nos. 11 and 15 creating a new junction.
19
19
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2025
London Square is committed to sustainable development and would seek to develop the site for residential purposes in line with adopted planning policy. Any future residential proposal on the site would follow the energy hierarchy (be lean, be clean, be green) with the aim of using less energy, using energy more efficiently and using renewable energy solutions wherever possible. The layout of the site would be designed to ensure that the development does not cause any future flood risk to the site or elsewhere (no development would take place on the small element of the site which is Flood Zone 2/3). The suggested density of development would allow large areas of soft landscaping and tree planting to enhance residential amenity and to allow the development to comply with the planting requirements of the Forest of Marston Vale and provide a net increase in biodiversity.
No uploaded files for public display
1.62
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 noiseconcerns
The site is not preferred for development. The site has a constrained access. Development of the site has the potential to impact on the amenity of properties in The Chase given their close proximity to the boundary. The site is partially within flood zones 3a and 3b at its eastern edge. Alternative sites are preferred which in combination are proposed for a level of growth to support the provision of a primary school.
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Land adjacent 8 The Avenue, Bletsoe 0.307 ha
Agricultural
Agricultural
Agricultural
Agricultural
House
8
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Not stated
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X
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2024
TBA
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0.93
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.
road traffic and potential noise and smoke issues to the north
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Promoter / Developer
Land on the north side of Kennell Hill, Sharnbrook, Bedfordshire. 5.93ha
Not stated
Agricultural
Housing
Agricultural
Housing/Agricultural
155
Starter Homes
26 dph
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The proposed access is directly from Grange Lane.
X
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Year 1
High Specification Energy Efficient Housing Positive Biodiversity Enhancements Retention and Planting of Trees Sustainable Location with Sustainable Transport Modes
No uploaded files for public display
5.96
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.
noise from railway
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land adjacent to 81 Mill Road, Sharnbrook, Bedford, MK44 1NP 0.8ha
Overgrown vacant land
Agricultural
Agricultural
Residential
Residential
20
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25 dlh
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The access is proposed from Mill Road on the northern boundary.
10 - 20
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2024
The settlement in which the site is located is sustainable, providing key services both within the settlement and for surrounding rural communities with public transport links to close by towns. This will limit the need for out of settlement trips in a private vehicle, thus reducing emissions. Tree planting will be used where suitable, with open space used to provide a net biodiversity gain. Dwellings will seek to achieve a reduction in carbon emissions, solar panels will be considered where viable as will the installation of the electric car charging points. Water efficiency will be factored into the proposals.
0.92
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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent for Agent
Land East of Wixams. 109ha.
Agricultural
Residential
Residential
Residential
Residential
1800 overall
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38 dph
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local employment
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A local centre
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Local centre and primary school
Access direct from A6
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1000
1000
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2025
The proposal will be located in a sustainable location, allowing easy access into Bedford for cyclists and pedestrians, as well as services and facilities at Wixams. Wixams also is scheduled for a railway station, which will link the site to the Midland Railway and associated stops. Land directly north is allocated for employment purposes, and the site will complement that use. The site can ensure that appropriate building practices are used to meet and exceed requirements where possible.
114.25
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.
A6 road noise
The site is suitable for allocation for residential, community and employment development and open space. A masterplan and design code should be prepared to ensure that development accords with the South of Bedford strategic framework. Consideration should also be given to the impact of the development on the Meteorological Research Unit at Cardington. A Transport Assessment will be required and should particularly focus on multi user connections to existing networks and the surrounding areas. Two x 2.4ha serviced primary school and a secondary school site will be required. A site specific flood risk assessment will also be needed in order to consider all sources of flood risk. Site is proposed for allocation HOU16 Land East of Wixams.