Call for Sites Form
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Land north of Chawston Lane, Chawston
Agricultural
Fields
Residential
Commercial
Residential / Commercial
100
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30 dph
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Access will be provided off Chawston Lane as shown on the Site Location Plan.
100
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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.
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3.86
The site is currently greenfield and employment, while the proposal aims to convert it to employment only. The site would be accessed from Chawston Lane to the North, a one lane single carriageway with no footpath or verges on either side of the road. Depending on the type of employment proposed, the small width of the road could become an issue. Chawston Lane currently connects to the A1 approximately 150m East of the site entrance. However, as part of a scheme from Highways England to improve the A428 between Black Cat and Caxton Gibbet, this junction will be closed off and a new link road connected to the A1 providing a new safer access via Roxton Rd roundabout. There are a number of dirt paths through the fields, suitable for cycling, in the vicinity. The closest bus stop is 500m from the site with 112 Ivel Sprinter stopping twice a day heading to St Neots / Biggleswade while the second closest 1km away serves the 905 connecting Bedford and Cambridge approximately twice per hour. A Transport Asssessment would be needed to assess the impact of the development on the local highway network. Improvement of pedestrian and cycle access would be needed - provision of a footpath and designated cycle path.
consider commerical use to the east
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 south of Mill Road, Mill Road, Coffle End, Sharnbrook
Grazing / Grassland
Residential / Industrial
Woodland
Residential
Residential / Railway
32
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25
Starter homes
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See site plan
32
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2025
Each home created will include renewable energy creation (solar panels) to achieve at least 19% increase in current building regulation requirements (as set out in policy 54 of the Local Plan 2030). Opportunities for renewable schemes will be explored at detailed design stage.
1.38
The site is located on the south side of Mill Road in the village of Sharnbrook approximately 7.4 miles north of Bedford town centre. Access to the site is feasible from Mill Road, which has a speed limit of 30mph. Mill Road experiences some traffic congestion. A bus stop is located directly north of the site. There is an existing footway immediately fronting the site, although this appears to be less than 2m wide. No footways are present on the opposite side. There are no formal cycle tracks but cycling is possible on-road. 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. Consider marking on-street cycle lanes. Crossing facilities for pedestrians to reach the bus stop on the other side of the road should be proposed.
rail noise
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 west of Stoke Mill, Mill Road, Coffle End, Sharnbrook
Grassland
Residential
Woodland
Residential
Industrial / Residential
20
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25
Starter homes
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See site plan
20
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2025
Each home created will include renewable energy creation (solar panels) to achieve at least 19% increase in current building regulation requirements (as set out in policy 54 of the Local Plan 2030). Opportunities for renewable schemes will be explored at detailed design stage.
0.85
The site is located on the south side of Mill Road in the village of Sharnbrook, approximately 7.2 miles north of Bedford town centre. Access to the site is feasible from Mill Road, which has a 30mph speed limit. Mill Road experiences some traffic congestion. The closest bus stop is located approximately 499m from the site access point. There is 1m footway serving the site. Cycling is possible on-road. Widening of the existing footway outside of the site required. Consider marking on-street 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.
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Land east of Stoke Mill, Mill Road, Coffle End, Sharnbrook
Market Garden
Farmland
River Ouse
Residential / Farm shop
Industrial / Leisure
52
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25
Starter homes
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See Site Plan
52
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2025
6.1 The council has declared a climate emergency. Please explain how your proposal will respond to climate change (see Local Plan 2030 Policy 51S) Each home created will include renewable energy creation (solar panels) to achieve at least 19% increase in current building regulation requirements (as set out in policy 54 of the Local Plan 2030). Opportunities for renewable schemes will be explored at detailed design stage.
2.49
The site is located on the south side of Mill Road in the village of Sharnbrook approximately 7.1 miles north of Bedford town centre. Access to the site is feasible via Mill Road, which has a 30mph speed limit. Mill Road experiences some traffic congestion. The closest bus stop is located 500m west from the site. A 1m footway exists outside of the site on Mill Road and there are no formal cycle tracks. Cycling is possible on-road. A Transport Assessment will be required to identify the impact of traffic on Mill Road as well as at the Mill Road/A6 roundabout. The proposals 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. Widening the existing footway serving the site is required. Consider marking on-street 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.
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Land south of Mill Road,,Coffle End, Sharnbrook
Grassland / Market Garden
Residential / Farmland
Woodland / River
A6
Railway
84
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25
Starter homes
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0.85 ha Community Use, 0.5 ha Play Area, 2 ha Woodland Activity Area
See Parameters Plan
See Parameters Plan
84
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2025
Each home created will include renewable energy creation (solar panels) to achieve at least 19% increase in current building regulation requirements (as set out in policy 54 of the Local Plan 2030). Opportunities for renewable schemes will be explored at detailed design stage.
6.72
Site 582, 583 and a part of 581 are included in this proposal. The sites are located on the south side of Mill Road in the village of Sharnbrook, approximately 7.2 miles north of Bedford town centre. Accesses to the sites are feasible via Mill Road, which is a 30mph speed limit road. Mill Road and the Mill Road/A6 roundabout experince some traffic congestion. The closest bus stop is located within a radius of 500m from the sites. A 1m footway exists outside of the sites on Mill Road and there are no formal cycle tracks. Cycling is possible onroad. A Transport Assessment will be required to identify the impact of the proposals on Mill Road as well as the Mill Road/A6 roundabout. The proposals will require a road, constructed 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. Widening of the existing footway outside of the sites is required. Consider marking on-street 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.
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Land adjoining the former grain store, Station Road, Turvey Station, Turvey, Bedford
Agricultural
residential development on Priory Close
The former grain store site that has planning permission for a C2 Care Village
The former grain store site that has planning permission for a C2 Care Village
Agricultural Land
Approximately 20 (C2 use class) units
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36 dph
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Site access will be from Station Road via the approved Class C2 Retirement Community scheme (LPA Ref: 19/01956/MAF)
20
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2024/25
The development of the site would utilise sustainable construction techniques and minimise waste and energy consumption. There would be a Travel Plan for the development that would minimise the use of the private car and promote other alternative modes of transport such as a car share scheme, private taxi service, and mini-bus scheme. Renewable energy sources will also be used where appropriate.
0.55
The site is located on the east side of Newton Lane in the village of Turney approximately 6.7 miles west of Bedford town centre. Site access will apparently be via Station Rd, however is dependent upon construction of "approved Class C2 Retirement Community scheme (LPA Ref: 19/01956/MAF)". The requirement for the construction of this scheme may pose a significant constrait to this development if it does not progress,a dn it is not clear if access routes will be sufficient to support traffic generated by an additional 20 homes. There is no significant traffic congestion in the area. The closest bus stop is located approximately 350m north of the site on Bedford Road. There nearest footway is to the north along Station Rd and the nearest shared cycleway begins approximately 300m north and runs along the A428 Bedford Rd Access to the site is dependent on construction of an existing approved scheme, however proposals to provide access to this scheme along the same route need further examination. Footways are necessary to connect the site with Station Road and the bus stop.
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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Land north of Roxton Road, Great Barford
Open storage of vehicles (Use Class B8) Previous underground storage.
Agricultural land
Residential
Residential
Agricultural land
5
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16 dph
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Access to the site (existing) is taken directly off Roxton Road, running along the western boundary of the residential property at number 43. This is shown on the Location Plan (drawing no. PL01 Rev A).
5
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2023
The scheme’s design and proposal will respond to issues on climate change and will be in accordance with Policy 51S. The site is located within Flood Zone 1 as defined by the Environment Agency Flood Map, which means it has a low probability of flooding. The scheme is designed to respond to climate change and promote active living for all residents. It encourages sustainable modes of transport through walking and cycling. A public footpath connects the site to the centre of Great Barford, running along west of Roxton Road to the High Street. The scheme would not be reliant on the private car. The site is within reasonable walking distance from the main facilities, including the village Post Office (approximately 300m west) of the site. The site is able to accommodate residential development in a sustainable location on previously developed land.
0.47
Access off Roxton Road as existing. Will need to be widened. Some moderate traffic in the area however a development of this size is unlikely to worsen it. There are bus stops within 400m where the 905 bus provides a half-hourly service between Bedford and Cambridge. There is a pavement directly outside the site and a pedestrian crossing nearby on Roxton Road, it must be ensured that a pavement is constructed alongside the vehicular access to the site. There is no specific cycle connectivity however the national cycle network runs through the village of the Gt Barford giving easy and mostly off-road or quiet road connections to St Neots and Bedford. Widen the existing access point to allow two-way traffic plus a pavement connecting the site to the existing footway on Roxton Road. Possibly redesignate the pavement along Roxton Road as a shared cycle/pedestrian path to link up with the shared path further up Roxton Road (starting at the junction with Addingtons 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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Land at Barford Road, Willington, Bedfordshire, MK44 3QP
Semi improved grassland/semi mature woodland.
Residential / Agricultural
Residential
Agricultural
Residential
33
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16 dph
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The site is accessible via an existing access from Barford Road as displayed on the submitted location plan. This access is capable of being upgraded to adoptable standards to accommodate vehicular trips. A copy of the transport statement submitted with a previous application has been included with this submission.
33
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2024/2025
The site is located within walking distance of services, facilities and sustainable transport modes which will lessen reliance on private vehicle travel and promote modal shift. All units proposed will be built to create high levels of thermal performance to reduce energy need and where possible will be orientated to take advantage of passive solar gains. It is intended to create a good level of air tightness which will prevent the loss of warm air from the new units and greatly improve loss from the existing building, thereby reducing heating needs/demand. The level of insulation affects the ability to maintain a comfortable internal temperature Good levels of insulation will be used to prevent heat loss from inside to outside in the winter, and heat gain from outside to inside in the summer. Low water usage within the dwellings will be achieved through the following: • Efficient washing machines • Dual flush cisterns • Low usage fittings restrictors on taps, showers etc
2.02
The site is located fronting onto the north side of Barford Road in the village of Willington approximately 4.5 miles east of Bedford town centre. Access to the site is feasible one private access point off Barford Road in the middle frontage of site. The proposal will intensify the use of the site and hence intensify Barford Road and there would be impact also on the immediate junction with Bedford Road/Sandy Road, where there is moderate traffic congestion at peak times. The nearest bus stops are located on Bedford Road and Station approximately 380m west of the site. There is a footway of approximate width of 1.2m with varying width of verge behind footway south of the property no. 23 Barford Road up to the junction with Station Road. Barford Road is part of the Thatcher’s Way cycle route. The site fronts onto both Barford Road and the position of the access need to be identified so that the required sight lines on both sides of the access can be achieved together with sufficient spacing between opposite and adjacent junction spacing from existing accesses. 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 adopted highway.
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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Land East of Bedford Road / Oldways Road, Ravensden, Bedford, MK44 2RD
Agricultural
Residential
Residential
Residential and Agriculture
Residential
70
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28
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Access will be provided off Oldways Road as indicated on the Site Location Plan and Layout Plan.
70
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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.
2.47
The site is located on the south side of Oldways Road and east side of Bedford Road, west of the village Ravensden approximately 4 miles north of Bedford town centre. Access point of the site located in Oldways Road, which is a 40mph speed limit road. There is no significant traffic congestion on Oldways or Bedford road. The closest bus stop is located approximately 150m from the northwest corner of the site. There is a 1m footway on Oldways Road and 1.4m footway on Bedford Road adjacent to the site. Cycling is possible on-road. Speed restriction on Oldways Road to be investigated. A Transport Assessment will be required to identify the impact of traffic and satisfactory facilities for both pedestrians and cyclists. 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 noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Land Promoter
Land east of Hookhams Lane, Salph End, Renhold
Agriculture
Site adjoins a live application to the west for 28 dwellings (19/02194/MAO). To the north are residential properties fronting Hookham Lane. To the south is Crossways Nursing Home and to the east is a strong tree belt with agricultural fields beyond. The Location Plan provides the boundary of the site that is being promoted by Gladman. However, a Concept Plan also accompanies the submission demonstrating how the site functions along side the live planning application to the west.
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Circa 100 dwellings, but the scale if flexible and to be discussed with the Council.
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30 dph (this is also flexible and to be discussed with the Council).
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The site is capable of delivering community uses, which will be discussed with the Council.
The type of use will consulted on with the Council and local community.
Access has been demonstrated through the application to the west for 28 dwellings (19/02194/MAO)
100
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2026/20207
The proposals will accord with the Council’s Local Plan climate change policies. Gladman welcomes a meeting with the Council to discuss the Council’s policy climate change policies and how the scheme can be shaped to meet those targets. An initial concept plan has been provided as part of this Call for Sites Consultation. This is indicative at this stage but can used as basis for early discussions on the design of the proposals, including climate change objectives.
5.93
Access is dependant on a live application to the west (19/02194/MAO) on Hookhams Lane requiring demolition of an existing residential property (see site 680 below); however a search of the Bedford planning portal indicates that this was refused in Oct 2020. There is moderate congestion in the area during peak times, which this development would contribute to. The closest bus stop is 450m North on Hookhams Lane, with bus line 27, which offers a service of 1 bus per hour. A shared cycle route is just 160m south of the site entrance. Access does not currently appear possible given the rejection of planning permission for demolition of the existing property to the west. Footway would require widening and improving to meet required standards. Connection should be provided to shared cycle path 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.
No answer given
Land on the north west of Hall End Road, Wootton
Agriculture / Open Countryside
Agriculture / Open Countryside
Residential
Residential
Highway / residential
90
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35 dph
The final mix would be determined upon sale to a housebuilder through a Reserved Matters planning application.
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Hall End Road. Opposite Hall End Farm, see Site Access Drawing (Attached)
90
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2024/25
Development at the land off Hall End Road will provide a sustainable location for housing within short walking distance of local amenities and facilities. In addition, the sites connectivity and access to public transport networks will help to reduce the greenhouse gas emissions created from development at the site. Furthermore, development at the site would provide EV charging points to encourage the use of electric vehicles further mitigating the development against greenhouse gas emissions. Additionally, the site will deliver significant increases in the green infrastructure through additional planting and the creation of a green corridor to deliver a net biodiversity gain and enhance the natural environment.
No uploaded files for public display
4.04
The site would access Hall End Road, which is an adopted and unclassified road with a footway on the east side and verge on the opposite side. The development proposes 90 residential properties on the site, thus likely to generate significant enough traffic to cause additional congestion on Hall End Road. The closest bus stop is less than 400m away, past Wootton Upper School, serving bus lines 53A, 68 and C5, at a once per 1-2 hours frequency, with more regular services from 750m away on Cause End Rd. The footway outside the site is on the opposite side of Hall End Road and is fairly narrow. Hall End Road is a quite, bicycle-friendly road, however there is no designated cycle route in the vicinity. Pedestrian crossing would be needed to allow access to the footpath, which may also require widening. Designated cycle lane might be required as well. A Transport Assessment would be required to understand the impact on the local highway network as together with the other nearby sites in the vicinity, significant traffic generation can be expected.
No noise concerns though a construction management plan would be necessary
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land off Roxton Road, Great Barford
Agricultural
Agricultural
Residential
Residential
Residential / Community
100
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29 dph
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5.5 ha
Informal Green Amenity Space, Children’s Play Areas (informal and equipped), Attenuation, Planting, Cycle/Pedestrian Links
Suitable highway access can be achieved on to and from Roxton Road. Pedestrian access can be achieved off Penwrights Lane.
100
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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. Great Barford is a key rural growth settlement identified for development which can accommodate, sustainably, a strategic scale of development which will contribute to meeting local housing requirements. The site is located within close proximity to local services and facilities which are easily accessible by foot and cycle. The enhancement and creation of additional foot and cycle paths within the scheme design further improves the permeability of the site and connections to the surrounding area. A detailed Drainage Assessment has been undertaken for the site which identifies that surface water run-off from the site will be accommodated in on-site attenuation basins and discharged back into the system at greenfield run-off rate. This ensures that flood risk will not be increased elsewhere and meets the tests of paragraph 163 of the NPPF. New landscaping and planting will be introduced as part of the development, to enhance biodiversity and the site’s environmental context. The development, in line with Policy 51S will seek to explore the use of renewable energy sources and the proposals will also minimise the use of water in line with Policy 52.
9.94
Extended version of site 355 above. Vehicular access is proposed onto Roxton Road and pedestrian access is proposed onto Penwrights Lane. Some moderate traffic in the area and the size of this development could possibly make this worse. There are bus stops within 250m of the site where the 905 bus provides a half-hourly service between Bedford and Cambridge. Pedestrian access is proposed onto Penwrights Lane, however this is currently an unpaved track so will need to be paved. Pedestrian access should also be given alongside the vehicular access onto Roxton Road where there is an existing adequate pavement. There are no direct cycle connections however the national cycle network passes nearby further up Roxton Road providing off-road or quiet road connections to St Neots and Bedford. Pedestrian access should also be given onto Roxton Road. Consider upgrading the pavement on Roxton Road to a shared cycle/pedestrian path to connect with the existing shared path further up Roxton 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.
No answer given
Former Milwalkees Night Club Rushden Road Souldrop Bedfordshire MK44 1HJ
Previously Developed Land
Open
Open
Open
Open
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B1, B2 and B8
1000
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Access can be gained via Stocking Lane.
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2023
The site is within Flood Zone One and is not at risk of flooding. The development of the site can incorporate Sustainable Drainage Systems.
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0.82
Access onto Souldrop, connecting on to the A6 75m down the road. The Souldrop/A6 junction experiences moderate traffic on the A6 at times so highway impact should be assessed. Google Maps marks a pair of bus stops on the A6 outside the site, but there is no pavement, sign, or road markings showing this, confirmation required. There is no pedestrian or cycle connectivity and no opportunity to create a meaningful link to anywhere. Creation of a pavement on a small stretch of the A6 to accommodate the pair of bus stops, in addition to signs and road markings. Pedestrian or cycle access to the site is not feasible.
road traffic noise from a6 main noise source
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy. The site already has planning permission and is counted as a commitment.
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Land east Of Heddings Farm, The Lane, Wybsoton
Unused grassed area
Fallow farmland
Residential
Residential
Residential
3
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20 dph
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Access will be provided off The Lane as shown on the Site Location Plan and Proposed Site Plan.
3
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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.
0.19
The site is located on the north side of The Lane between Heddings Farm and 90 The Lane in the village of Wyboston approximately 10 miles north-east of Bedford town centre. It is currently greenfield, to be converted to residential. Access is provided via The Lane, an adopted and unclassified single carriageway and much of it is 30mph in speed limit. The carriageway width of The Lane varies but is generally between 5.0m to 6.5m without any footway outside the site either side and without street lighting. No traffic data available for review, however given the nature of The Lane and the small scale of the proposal, unlikely to be any significant issues. As part of a scheme from Highways England to improve the A428 between Black Cat and Caxton Gibbet, the junction between The Lane and the A1 will be closed off and a new link road constructed connecting to the A1, providing a new safer access via Roxton Rd roundabout. There is no dedicated cycle route in the vicinity. Roxton Rd 650m to the west is a cycle friendly route which provides links further afield. The closest bus stop is 160m from the site with 112 Ivel Sprinter stopping twice a day heading to St Neots / Biggleswade while the second closest 750m away serves the 905 connecting Bedford and Cambridge approximately twice per hour. Improvement of pedestrian and cycle access would be needed - provision of a footpath and designated cycle path. Potential to link to footpaths further east along The 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.
No answer given
Land south of Cotton End and at Exeter Wood Farm, Elstow
Agriculture
Residential
Agricultural
Agricultural
Highway
450
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30 dph
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B1 B2 B8
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From A600
200
250
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2026
At this stage we have no detailed proposals but at the time of any planning application the scheme would comply with whatever current regulations and best practice mitigation measures are available to minimise greenhouse gas emissions.
16.88
W boundary / High Road. 2 buses per hour. Width of footway on High Road is approx. 1m, so not sufficient for wheelchairs or prams. Cycle route 500m from site. Widen footway and ensure vegetation is controlled on the A600 and or provide pedestrian link within site north to Cotton End.
activity farm unlikely to casue insurmountable noise issues, no concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy. This is not a preferred location for an employment site as it does not relate well to existing settlements and it would be intrusive.
Agent
Manor Farm, Knotting
Agricultural
Residential development and agricultural land
Residential development and agricultural land
Residential development and agricultural land
Residential development and agricultural land
15
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15 dph
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Access can be achieved via Melchbourne Road.
15
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2024/25
Development of this site would have particular regard to the local and site environmental context, and through good and innovative design, this incorporating suitable mitigation measures, it would ensure the site is ‘future proofed’. Additionally, new development proposals would incorporate a mix of building conversion and new build and landscaping, including suitable planting strategies so as to maximise the principles of sustainable design. The allocation and redevelopment of this previously developed site would be sustainable.
0.91
The site is located on the east side of Melchbourne Road in the village of Knotting approximately 10 miles north of Bedford town centre. The access point is feasible via Melchbourne Road, which is a 40mph road. There is no traffic congestion in the area. The closest bus stop is directly outside of the site with no frequent bus route connection. There are no footways outside of the site, cycling is possible on-road. Reduce speed limit to 30mph through the process of a Traffic Regulation Order (TRO) for any residential development. Development of footway is necessary along the frontage 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.
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Wilstead Road, Elstow (reduced area Sept 2021 now called Land at Pear Tree Farm)
Arable
Highway
Highway
Farmstead
Highway
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E/B2/B8 - it is anticipated the site will be delivered in a series of parcels and no parcel will contain primarily B8 floorspace although a proportion of any of them may be B8
This will depend on the range of uses within the specified classes and storey heights.
Convenience goods and food and drink
It is intended that this would be ancillary and support the employment use of the site.
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Not known at this stage
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Wilstead Road.
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2025
Details will be incorporate best practice in terms of water and energy efficiency, including use of renewable energy.
20.32
The site is located on the west side of Wilstead Road, on the southeast corner of the A6 junction with the A421 and lies some 2.5 km (1.55 miles) south of Bedford town centre. These sections of the A6 and A421 are dual carriageway with 70 mph speed limit. The highway authorities for the A6 and A421 are Bedford Borough Council and National Highways respectively. If the site is to be employment only, access should then be off the A6 Wixams Bypass. No employment vehicle traffic should be encouraged through Elstow. There would be significant barriers to taking site access from the A6 including meeting rigorous DMRB standards. As a dual carriageway, a left in left out access off the A6 with on and off slips would be necessary. A left in left out has previously been explored and was considered feasible. Contributions to continuous footway/cycleway provision on the west side of the A6 from the A6/Wilstead Road roundabout across the A421/A6 junction to Bedford would be required along with measures to deter through traffic in Elstow village. The A6 is categorised as a ‘traffic sensitive street’ so there are potential highway and junction problems. The nearest bus stop is located on Wilstead Road close to the site and serves three buses an hour. A walk cycle access onto Wilstead Road might be acceptable. Suggested Mitigateion measures: • Improve bus service; • Financial contribution towards footway/cycle way along the A6; • Pedestrian and cycle crossing facilities at the A6/A421 roundabout.
Noise from A6 is main issue on this site. The proposal is for employment use and this looks suitable although there will need to be an in depth noise assessment to ensure noise from the proposed use does not harm amenity for nearby dwellings similar to Cambridge road developments
The site is suitable for allocation for employment development. Allocation principles include: - preparation of a masterplan, - development for employment, - landscape considerations given proximity to Elstow Abbey and retention of the gap between the site and Elstow, - contribution towards and delivery of planting for the Forest of Marston Vale, - Transport assessment and sustainable transport connections, - site specific flood risk assessment, - consideration of heritage assets. Site is proposed for allocation EMP 5 Pear Tree Farm.
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Village Farm, Wilstead Road, Elstow
Agriculture
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45
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38 dpa (1.1 ha developable)
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Wilstead Road
45
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2025
At this stage we have no detailed proposals but at the time of any planning application the scheme would comply with whatever current regulations and best practice mitigation measures are available to minimise greenhouse gas emissions.
No uploaded files for public display
2.05
Access onto Wilstead Road. There is moderate traffic in the area but a development of this size would have minimal impact. There are bus stops within 300m of the site providing an hourly service to Luton and a twice hourly (although 2 different routes) service to Bedford Town Centre. There is an adequate pavement running along the frontage of the site. There is no current cycle connectivity, however a cycle link could be added to Abbey Fields, which would make accessing other off-road cycle links in the rest of Bedford much easier. Create a link for pedestrians and cycles from the site to Abbey Fields, vastly improving the possible destinations and routes available for walking and cycling.
no noise concerns
The site is designated as urban open space. Development of this site would compromise the reason for designation which is Criterion 9 – the space provides a gap in the built form to safeguard the local distinctiveness and cause coalescence of settlements, and Criterion 10 – the space also forms part of a green corridor linking urban open space to the north and south of the site. A designated gap runs across the site. Planning permission was granted for five dwellings very close to the school at the east of the site to minimise impact on the gap and heritage assets. The site is not proposed for allocation.
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Land at Gibraltar Corner
Agriculture
Agriculture and residential
Agriculture and residential
Agriculture and residential
Agriculture and residential
250
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32.5 dph
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Small local shop
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500 sqm
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Community rooms 100sqm
If required by the community
Via Bedford Road and Wood End Road
250
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At this stage we have no detailed proposals but at the time of any planning application the scheme would comply with whatever current regulations and best practice mitigation measures are available to minimise greenhouse gas emissions.
23.18
The site consists of 3 areas in the hamlet of Gibraltar Corner approximately 3.1 miles west of Bedford town centre. The eastern one has access from the Ridge Road, the western one has access from Wood End Lane and Wootton Road and the third one between the other two has access from Wootton Road. Bus stops are located in a radius of 100m around the three sites with 4 services an hour in each direction. On the east site only there is a footway outside of the site in Ridge Road of 1.2m width. There are no formal cycleways serving the site. A Transport Assessment (TA) will be required to identify the impact on traffic congestion and to recommend satisfactory facilities for both pedestrians and cyclists. Re-design of the Wood End Lane/Ridge Road and Ridge Road/Home Road junctions as a roundabout or signalised junction may be necessary to mitigate the rising traffic of the development. This is likely to be costly, however may be acceptable given the numbers of homes proposed. Development of footways across Wootton Road and Wood End Lane in the frontage of the sites required.
only road traffic noise
The site is suitable for allocation for residential development and open space in combination with Site 1333. The site is able to deliver green and blue infrastructure meeting the Local Plan's objectives. 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. The site in conjunction with Site 1333, is large enough to provide a school. Site is proposed for allocation HOU13 Land at Gibraltar Corner.
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Land at 174 High Street, Elstow
Disused horticultural nursery
Housing/car park/scrub
Housing/car park/scrub
Housing/car park/scrub
Housing/car park/scrub
15
20 dph
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The access will be at the side of 174 High Street. See accompanying highway report.
15
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2025
At this stage we have no detailed proposals but at the time of any planning application the scheme would comply with whatever current regulations and best practice mitigation measures are available to minimise greenhouse gas emissions.
0.78
Several potential access points have been proposed for this site as part of a vehicular access report submitted by the applicant. This specific proposal envisages up to 15 dwellings served by the existing narrow access at 174 High St. However as a private drive, this is not likely to be sufficient for this scale of development, and the other potential access points (Red Lion Pub, Pilgrims Way, Dahl Close) should be investigated instead. Visibility splays are also limited and fire engines and refuse vehicles would not be able to access the site via this location. 2 buses per hour. High St is relatively congested. Footway approx 1 m in width. Investigate alternative vehicular access points prior to submitting application, as proposed access at 174 High St is not considered acceptable. Access point at 174 High St could provide pedestrian access and footways should be improved where this joins the High St.
No noise concerns unless noise sensitive premises closer to PH than proposed.
The site is designated as urban open space and development of it would compromise the reason for designation which is Criterion 10 – the site provides a wildlife corridor and links in with open space to the north and south of the site to form a continuous green corridor from Mile Road through to Romsey Way. Development in this space would compromise the GI network. In addition the proposed access is unsuitable for this scale of development due to below standard visibility splays. The site is not proposed for allocation.
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Land at Abbey Field, Elstow
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300
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32 dph (approx 11 ha developable)
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Off Abbeyfields
200
100
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2025
At this stage we have no detailed proposals but at the time of any planning application the scheme would comply with whatever current regulations and best practice mitigation measures are available to minimise greenhouse gas emissions.
33.4
Access using two new access points on Abbey Fields. This road is wide, quiet and should be able to accommodate the extra traffic. There can be moderate traffic west of the site on the A6. There are bus stops on Wilstead Road west of the site providing an hourly service to Luton and a twice hourly (2 different providers) service to Bedford Town Centre. The 21 bus also passes along Abbey Fields towards Bedford once an hour, but there is currently no stop for it to serve the new development. Pedestrian access could be provided with the frontages along West End (A5134) or Wilstead Rd - however in both cases the footpath is the opposite side of the road and a crossing would be required. A cycle lane is available on West End however again a safe crossing would be needed to reach it. The site has the potential to be well-served by bus services, particuarly by rerouting the 21 bus which currently passes along Abbey Fields through the proposed development instead. If not, then a stop on Abbey Fields near the site would be ideal. The best options for pedestrian and cycle access would be on West End and Wilstead Road, however both of these will require a safe crossing point installed to access the pavement or cycle path.
noise from both road and industry on the other side of the main road
Part of the site is suitable for development with the loss of urban open space and impact on the historic environment compensated for by the provision of publicly accessible open space and opportunities to enhance the Elstow Brook corridor alongside housing development. Preparation of a masterplan and design code will be required to give careful consideration to the historic environment and minimise impact, and to avoid areas at risk of flooding. A site specific flood risk assessment will be required, as will improvements to the footpath and cycle network, including a pedestrian / cycle link to the Pear Tree Farm employment site to the south. Site is proposed for allocation HOU5 Abbey Field, West of Elstow.
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Land off Bedford Road, Wootton
Agriculture
Community forest
Housing
Agriculture
Agriculture / housing
50
Starter homes for young people
12.25 dph
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Off Bedford Road, see masterplan and access report.
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50
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2024
At this stage we have no detailed proposals but at the time of any planning application the scheme would comply with whatever current regulations and best practice mitigation measures are available to minimise greenhouse gas emissions.
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4.41
The site is located in the village of Wootton approximately 6 miles south of Bedford town centre. Access to the site is feasible from Bedford Road on the northwest side of the site and in southeast side from Potter's Cross. Potter’s Cross does not have any footways and the current surface of Potter’s Cross is in poor condition. The distance between the bus stops and the extremity of the site boundaries exceed the maximum of 400mm walking distance to a bus stop. A footpath exists across the site off Wootton Road linking to Potter's Cross, although this is unadopted. There are not any formal cycleways way serving the site. A potential point of access that indicated for the development is from south of Wootton Road. Substantial highway improvement would be required in order to bring Potter’s Cross to the current adoptable highway standards with footways and also introduction for measures to improve facilities for sustainable means of transport other than the use of the car. The site would require extensive off-site highway improvements including the construction and provision of at least 1.8m footways either side of Potter’s Cross integrated with the extension of a bus service on Potter’s Cross in order for the access off Potter’s Cross to be viable.
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 Plan Policy W3.
Son of landowner
The Paddocks Off Silver Street Great Barford Bedfordshire MK44 3HU
Agricultural
Residential
Agricultural
Agricultural
Non residential Institution (school)
5-6
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14 dph
Residential Care Home
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On the Northern boundary from Silver Street. Please see the red arrow on the attached plan.
5-6
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2025
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0.37
Access onto Silver Street. Sliver Street is narrow and of poor quality, however it could be suitable for a development of this size with some resurfacing and a small amount of widening into the grass verge. Some moderate traffic in Great Barford on occasions however nothing that a development of this size will make worse. There are bus stops within 150m with a small number of infrequent local services, however 550m away are the main village bus stops where the 905 bus provides a half-hourly connection between Bedford and Cambridge. The spur of Silver Street that the site is on has no pavement and little space for pedestrians. There is a paved footpath approx 40m ESE of the site which could be connected to. There is no specific cycle connectivity however the national cycle network passes through Gt Barford so there are nearby off-road or quiet road connections to Bedford and St Neots. Resurface, widen and generally improve the Silver Street access. Look at creating a pedestrian link to the paved footpath 40m ESE of the site. If not possible, look at installing a narrow pavement along the Silver Street spur to the site.
consideration to school noise
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Son of landowner
Land adjacent to 72 High Street, Great Barford MK44 3JJ
Agricultural
Residential
Agricultural
Residential
Residential
10
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17 dph
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On the Eastern boundary directly off the High Street. Please see the red arrow on the attached plan.
10
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2025
Any potential development would adhere to existing environmental policy and building regulations so as to minimise any possible impact regarding climate change.
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0.57
Access as existing onto High Street. Some moderate traffic in Great Barford on occasions however nothing that a development of this size is likely to make worse. There is a bus stop directly outside the site providing infrequent local services, however there are the main village bus stops 650m away where the 905 bus provides a half hourly service between Bedford and Cambridge. There is a pavement directly outside the site and a paved footpath running along the southern boundary providing a cut through to the local school. The national cycle network passes through High Street approximately 450m from the site, providing a mixed off-road and quiet-road route between Bedford and St Neots. Consider incorporating a pedestrian link in the SW corner of the development to connect to the existing paved footpath in addition to the pavement connection at the front 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.
Son of landowner
Land off High Street, Great Barford MK44 3JJ
Agricultural
Agricultural
Agricultural
Agricultural
Non residential Institution (school)
60
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20 dph
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On the Eastern Boundary from High Street across land not in our ownership or an alternative possible access point could be across land in our ownership from Silver Street. Please see the red arrows on the attached plan.
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60
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2029
Any potential development would adhere to existing environmental policy and building regulations so as to minimise any possible impact regarding climate change.
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3.26
Proposed access is eithier from Silver Street or High Street. The Silver Street access is a single track road with no pavement and no space to widen, so would be inadequate for a development of this size. The High Street access would be a long access road going through several fields of different ownership. There is a bus stop 170m from the site on High Street with infrequent local bus services, however the main village bus stop 1km away provides a half hourly service between Bedford and Cambridge with the 905 bus. Pedestrian access would be achievable via the High Street access connecting to the existing pavement. There are no specific cycle connections however the national cycle network is nearby providing an off-road or quietroad connection to St Neots and Bedford. The size of the Silver Street access makes it inadequate for a development of this scale. The High Street access would require a new link road being constructed, which is unlikely to be feasible for a development of this size. It also passes through land of different ownership so may not be possible at all.
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.
Client
Willoughby Park - Land north of Roxton Road, Great Barford
Agricultural
A421 bypass
Residential
Residential
Residential/community use
500
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up to 40 dpha
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34.62 ha including 24 ha of land for a Countryside Park
Countryside Park and other habitat enhancements, Community Facilities, Recreation provision including a MUGA, Cycle/Pedestrians Links, Play Areas, Planting, Attenuation
Suitable highway access can be achieved on to and from Roxton Road. Emergency access can be achieved off Birchfield Road. Pedestrian access off Penwrights Lane
180
300
20
0
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. Great Barford is a key rural growth settlement identified for development which can accommodate, sustainably, a strategic scale of development which will contribute to meeting local housing requirements. The site is located within close proximity to local services and facilities which are easily accessible by foot and cycle. The enhancement and creation of additional foot and cycle paths within the scheme design further improves the permeability of the site and connections to the surrounding area including the village hall which is located on the site’s south western boundary. Facilities provided on-site will enhance the range of recreational facilities found within the village. As part of the development proposals a Countryside Park totalling 29 ha is proposed, which will both enhance the setting of the settlement overall but also makes provision for informal green/amenity space, green corridors, retention of existing features, wildlife ponds, key landscape feature, existing and proposed pedestrian footpaths as well as open land for informal recreation. A detailed Drainage Assessment has been undertaken for the site which identifies that surface water run-off from the site will be accommodated in on-site attenuation basins and discharged back into the system at greenfield run-off rate. This ensures that flood risk will not be increased elsewhere and meets the tests of paragraph 163 of the NPPF. New landscaping and planting will be introduced as part of the development, to enhance biodiversity and the site’s environmental context. The development in line with Policy 51S will seek to explore the use of renewable energy sources and the proposals will also minimise the use of water in line with Policy 52.
43.4
Includes parts of site 355 and 604. Vehicular access is proposed onto Roxton Road at two locations, whilst pedestrian access is proposed via Penwrights Lane. Pedestrian access should also be provided onto Roxton Road with the vehicular access, connecting to the existing pavement on Roxton Road. Penwrights Lane is currently an unpaved track so will need to be paved for adequate pedestrian access. Due to the size of the development, a signalised junction may be required. There is moderate traffic in Great Barford and the large size of this development would likely worsen this. The main village bus stops are within 200m where the 905 bus provides a half hourly service between Bedford and Cambridge. Roxton Road provides an existing adequate pavement and is only a short walk from the centre of the village. Penwrights Lane could provide a good 2nd pedestrian access but would need to be surfaced. There is no specific cycle connectivity however the national cycle network joins Roxton Road about 500m NE providing off-road or quiet-road connections to Bedford and St Neots. Pedestrian access should be provided alongside the vehicular access onto Roxton Road. Penwrights Lane will also need to be paved to be adequate for pedestrian access. There may be a need for a signalised junction due to the size of the development. Consider redesignating/upgrading the pavement on Roxton Road to a shared cycle/pedestrian path to link to the existing shared path further up Roxton Road.
only concern is noise from the bypass
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 Cranfield Road, Wootton Green
Agricultural
Agricultural
Agricultural
Residential
Agricultural
150
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30 dpha net developable
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Access will be provided off Cranfield Road as shown on the Site Location Plan
150
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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.
5.68
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 pedstrain 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. Provide pedestrian and cycle routes within and through the site creating safer routes into Wootton.
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 To The East Of 52 Keeley Lane, Wootton.
Pasture
Fields
Residential
Fields
Residential
2
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8 dwellings / ha
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Access will be provided off Keeley Lane as shown on the Location Plan and Site Layout Plan.
2 dwellings
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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.
No uploaded files for public display
0.2
Access from Keeley Lane 3 bus services per hour each direction ~250m away Site is situated on cycle friendly road and has connectivity 550m of the start of a mostly off-road cycle route to Bedford town centre. Improve footway in the vicinity of the site along Keeley Lane. Consider formalising road cycling arrangements with additional signage
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 / Director / PPS
Land At West End, Little Staughton.
Agriculture
Playing Field & Play Area
Playing Field & Play Area
Residential
Agricultural
20 dwellings
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Up to 30 dwellings / ha
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Access will be provided off West End as shown on the Site Location Plan.
20 Dwellings
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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.
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1.11
The site is located on the north side of West End, in the village of Little Staughton approximately 10 miles north of Bedford town centre. Access to the site would be provided off West End road. There is already moderate traffic congestion in the north from High Street to Green End village. The closest bus stop is located 110m west of the site with no frequent service. There are no footways serving the site at the frontage, but there is a 1.6m footway on the other side of the road. Cycling is possible on-road only. The site access point should be shaped according to the height difference from the road surface to the land surface of the site. A footway would be required outside the site by converting the existing verge to a footway along West End to link with the footway close to the junction of High Street/Colmworth Road. Potential signalisation of High Street/Colmworth Road junction would need further investigation. Consider marking on-street 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: Frazer Hickling, Director, PPS.
Land To The East Of Top Farm, The Lane, Wyboston.
Agricultural
Agricultural
Residential
Agricultural
Agricultural
20 dwellings
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15 dwellings / ha
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Access can be provided off The Lane as shown on the Site Location Plan.
20 Dwellings
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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
1.48
The site is located on the South West end of The Lane, near the Roxton Road junction, on currently agricultural land between Top Farm and Elstow Drive in the village of Wyboston approximately 10 miles north-east of Bedford town centre. It is to be converted to residential properties as part of the development. Access is provided via The Lane, an adopted and unclassified single carriageway and much of it is 30mph in speed limit. The carriageway width of The Lane varies but is generally between 5.0m to 6.5m without any footway outside the site either side and without street lighting. As part of a scheme from Highways England to improve the A428 between Black Cat and Caxton Gibbet, the junction between The Lane and the A1 will be closed off and a new link road constructed connecting to the A1, providing a new safer access via Roxton Rd roundabout. There is no dedicated cycle route in the vicinity, but Roxton Road is showing as a bicycle-friendy route. The closest bus stop is right next to the site with 112 Ivel Sprinter stopping twice a day heading to St Neots / Biggleswade. A Transport Statement would be needed to assess the cumulative impact of the development on the local highway network. Improvement of pedestrian and cycle access would be needed - provision of a footpath and designated cycle path. Potential to link to footpaths further east along The Lane.
no noise concerns due to housing at fronatage of home farm
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.