Call for Sites Form

Showing forms 211 to 240 of 461
Form ID: 726

Land owner

No answer given

N/A

Land At Church End Willington, MK44 3PX

Map 1233
Show full map

Amenity land adjacent the church

Field

Fields

Church, Residential

Residential

No

Housing

Nothing chosen

12

Family houses , Self-build/Custom build homes

No answer given

25 dph

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access will be provided off the lane to the north west of the site as shown on the Location Plan.

Yes

No

No

No

12

No answer given

No answer given

No answer given

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.

0.50

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance the network.

xx Opportunity area for 3 or more ecosystem services covers more than 50% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

0 The proposal is likely to have a neutral effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

x Serious access constraint wider impacts

? Potential capacity problem requiring mitigation

The proposed site is located between St Lawrence’s Church and Manor Farm off Church End approximately 4.5 miles east from Bedford town centre. The access to the site is through a private drive of approximate width of 5.0m. Traffic generation from this development would have a moderate impact on the local network but intensify the use of the site and access. There are bus stops located on Church Road either side of the junction with Churchill Place. The proposed access is approximately 570m walking distance from the bus stops. Church Road and Church End do not benefit from a footway in either direction however; the road is lightly trafficked and semi-rural in nature and is classified as a cycle friendly route. The proposal would require a suitable access road for adoption. Expanding the width of the existing access to accommodate additional traffic is likely not feasible for the scale of development proposed.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 727

Land owner

No answer given

N/A

Land to the North Of The Cornfields Public House New Road Colmworth Bedfordshire

Map 1233
Show full map

Agricultural

Agricultural

Agricultural, public

Agricultural

Agricultural

No

Housing

Nothing chosen

30 dwellings

Family houses , Self-build/Custom build homes

No answer given

25-30 dph

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access will be provided off New Road as shown on the Site Location Plan.

Yes

No

No

No

30

No answer given

No answer given

No answer given

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

1.12

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

++ Opportunity area for fewer than 3 ecosystem services.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located at the junction between New Road and Wilden Road in the village of Colmworth, approximately 6.5 miles northeast of Bedford town centre. Access to the site is possible via New Road, which is a 40mph road. Traffic in the vicinity is light to moderate however the development is unlikely to impact this significantly. The closest bus stop is located 750m north of the site on Church Road. Both New Road and Wilden Road have space for footways to be constructed, however there would still be no pedestrian accessibility to anywhere else in the vicinity. There is no specific cycle connectivity however the road surface could be used for cycling. Pedestrian mitigation likely not feasible given the distance from any other footways. Any development considered for approval for the site may require the speed reduced to 30mph through the process of a Traffic Regulation Order (TRO). Consider marking on-street cycle lanes.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 742

Land owner

No answer given

N/A

Land North of School Lane Roxton Bedfordshire

Map 1233
Show full map

Agricultural

Agricultural

Agricultural

Agricultural

Allocated for residential development Policy 27 Local Plan 2030

No

Housing

Nothing chosen

up to 150 dwellings

Family houses , Self-build/Custom build homes

No answer given

30 dpha net developable

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access will be provided off School Lane as indicated on the Site Location Plan.

Yes

No

No

No

75

75

No answer given

No answer given

2028

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

8.00

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

x Protected species could be affected.

? Uncertain or insufficient information

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance the network.

++ Opportunity area for fewer than 3 ecosystem services.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

0 The proposal is likely to have a neutral effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located on the north side off School Lane in the village of Roxton in Bedfordshire approximately 10 miles east of Bedford town centre. The closest bus stop located in Bedford Road opposite the junction with Park Road approximately 500m west of the site. There is no presence of footways along the frontage of site on School Lane, but it can used by cyclists. Although the speed limit on School Lane is 30mph, it is a classified road; therefore the Design Manual for Roads and Bridges (DMRB) will apply in respect of determining the visibility splays and the Stopping Sight Distance (SSD). A Transport Assessment (TA) will be required to identify the impact of traffic on the highway as well as mitigations measures. The carriageway will need to be to 5.5m with 2.0m footways either side of the carriageway where it is possible. For a development of this scale to consider a bus service route then the carriageway should be widened to 6m to accommodate manoeuvring for buses. The TA should identify satisfactory facilities for both pedestrians and cyclists, specially in School Lane.

Nothing chosen

general no noise concerns but school should be considered

Entire site falls within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 743

Other (please specify)

Please contact the Agent: John Phillips, Phillips Planning Services

Yes

Land East Of Box End Road, Bromham. 0.37 ha

Map 1233
Show full map

Agricultural

Agricultural

Residential

Agricultural

Agricultural/Residential

No

Housing

Nothing chosen

5 dwellings

Family houses , Self-build/Custom build homes

No answer given

15 dwellings / haa

Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access will be provided off Box End Road as indicated on the Site Location Plan.

Yes

No

No

Yes

5 Dwellings

No answer given

No answer given

No answer given

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

0.44

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

x The site is within a green infrastructure opportunity network but is likely to compromise the network.

xx Opportunity area for 3 or more ecosystem services covers more than 50% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

+ The proposal includes or is within 800m of a publicly accessible sports facility.

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

x The site is unlikely to provide a mix of housing and/or is unlikely to include affordable housing.

+ The development will meet identified housing needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

? Potential access requiring mitigation

+ No capacity issues

The site is located on the east side of Box End Road in the village of Kempston Rural approximately 4.5 miles west of Bedford town centre. The proposed development frontage is heavily tree/vegetation lined however, the proposal is to be accessed off Box End Road, which is controlled by a 40mph speed limit. Traffic generation from a proposed development of this nature would have a minimal impact on the local highway network. The nearest bus stop is 600m walking distance and the site being mainly car-based. There is no footway outside the site but there is a footway of approximate width of 0.5m and 6m verge on the opposite side. Cycling is possible by using the road surface. There is sufficient frontage to achieve cross-sectional width for the proposed access. However, a footway of at least 2m in width shall be provided in order to achieve the required visibility splays for both pedestrians and vehicles. If the development is considered for approval a scheme for improvements for footways/accessibility and safe crossing points coupled with the provision of bus service with bus stops shall be provided and agreed with Bedford Borough Council as the highway authority.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 744

Other (please specify)

Please contac the agent: Phillips Planning Services

Yes

Great Barford Lake, Great Barford, Bedfordshire. 23.5 ha

Map 1233
Show full map

Fishery lakes, with agricultural land surrounding

Agricultural

Agricultural

Agricultural

Agricultural

No

All other types

All other types

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Quantity to be defined at a later date, but shown indicatively on the supplied plans.

Static Caravans, Camping Plots, Holiday Lodges and a facilities Centre

Suitable access is achievable

Access will be provided off Bedford Road as indicated on the Site Location Plan.

Yes

No

No

No

No answer given

No answer given

No answer given

No answer given

N/A

The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the holiday lodges will utilise low carbon building materials. The holiday lodges 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 holiday lodges 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

23.24

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

xx There is no public transport within 10 minutes’ walk to enable access to a major employer

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance the network.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

xx There is no public transport within 10 minutes’ walk to enable access to a major employer.

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

+ Proposal includes permanent economic and employment opportunities.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

0 Residential development not proposed.

0 Residential development not proposed.

x The site is not within 800m of a facility where cultural or social activities can be accessed.

+ The proposal is for or includes a community use or is likely to promote community collaboration and social interaction eg cultural, social, leisure and sporting uses.

+ The development is likely to increase public surveillance or increase activity.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

xx There is no public transport within 10 minutes’ walk to enable access to a major employer.

+ No access constraints

+ No capacity issues

Access will be as existing onto Bedford Road. The access road will need to be improved but the access point itself has no problems. There is little traffic congestion in the area and none between the site and the A421. The nearest bus stops are over 1km away where the 905 bus provides a half hourly service between Bedford and Cambridge. The 905 does drive past the site however, so it may be possible to create a stop for it just outside the site access point. There is no pavement on Bedford Road or any public footpaths near the site. There are no specific cycle facilities however the national cycle network goes through Great Barford nearby which provides off-road and quiet-road links to Bedford and St Neots. Pedestrian access should be provided, this is most likely to be feasible as a pavement or separate paved footpath along Bedford Road to Great Barford. However, the size of this development is unlikely to make the costs or works involved for a new footpath feasible.

Nothing chosen

No information supplied as to proposed use. Majority of the site is a lake.

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because the allocation of such uses is not in accordance with the development strategy. Proposals will be considered against criteria based policies.

Form ID: 745

Other (please specify)

Agent

Yes

Broadmead, Marston Vale

Map 1233
Show full map

Agricultural

former brickworks

settlement of Stewartby

former quarry

railway line

No

Employment

Nothing chosen

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

B1 (to become E class)/ B2/B8

approx 335,00 sqm

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Site adjoins Broadmead Road to the south and Manor Road to the north

Yes

Yes

No

No

No answer given

No answer given

No answer given

No answer given

2024

Arnold White Estates Ltd have a proven track record of promoting and delivering renewable energy projects. They own and operate the 2.5MW 149m tall wind turbine at Double Arches, Heath & Reach and have permission for an additional turbine at that location. As a strategic employment site, the development can deliver renewable energy via different technologies, but could include roof mounted solar and a local energy park. It can include electric vehicle charging for HGVs as well as employee vehicles. The site is also in a highly sustainable location with access to local sustainable transport methods including rail and bus, as well as being within a practical commutable distance of residential properties at Stewartby, Wootton and the Wixams.

No uploaded files for public display

95.69

Above

None

Include in next stage of assessment

Site is available

Include in next stage of assessment

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

x Protected species could be affected.

? Uncertain or insufficient information

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance the network.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

+ Proposal includes permanent economic and employment opportunities.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

0 Residential development not proposed.

0 Residential development not proposed.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ No access constraints

? Potential capacity problem requiring mitigation

Access to the site is feasible from Broadmead Road to the south and Manor Road to the north. There is a train Station 'Kempston Hardwick' around 400m distance from the east side of the site. The site lack of accessibility to footways and there is no provision for cyclists. A Transport Assessment (TA) will be required to identify the impact of traffic and for satisfactory facilities for both pedestrians and cyclists.

Nothing chosen

railway line to be considered

Majority of the site falls in MSA.

The site is suitable for allocation as a new settlement to include a mix of uses including residential, business / science campus and innovation hub as part of a larger allocation. Employment uses may be better placed elsewhere within the larger allocation to fit better with the strategy. The larger site has been assessed separately - Site 0004. Site is proposed for allocation in combination with other sites 809, 898, 900, 905 and 1050 - HOU14 Kempston Hardwick new settlement.

Form ID: 746

Other (please specify)

Please Contact Agent: WSP

Yes

Roxton Garden Centre, Bedford Road, Bedford, MK44 3DY 4.9 ha

Map 1233
Show full map

Garden centre, restaurant and ancillary businesses (sui generis) Retail (A1)

Not stated

Not stated

Not stated

Not stated

Yes

Employment

Retail , Hotel , All other types

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

B8. A1

TBC

Mixed-use service station operations, retail and sui generis (based on the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020)

TBC

TBC

Not Stated

Not Stated

Not Stated

Suitable access is achievable

The site’s main access is located to the north of the buildings, on Bedford Road.

Yes

No

No

No

Yes

No answer given

No answer given

No answer given

A phased approach is anticipated (considering Highways England’s partial temporary acquisition) whereby the first elements of the scheme could begin within a year of allocation, subject to achieving planning consent.

The development proposals will be designed to mitigate impact, paying consideration to its carbon footprint.

4.78

Above

None

Include in next stage of assessment

Site is available

Include in next stage of assessment

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

++ Opportunity area for fewer than 3 ecosystem services.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

+ Proposal includes permanent economic and employment opportunities.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

0 Residential development not proposed.

0 Residential development not proposed.

x The site is not within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

+ No access constraints

+ No capacity issues

Access from north (Bedford Road) frontage of site. The W9 bus service running once monthly serves the site, further away to the south (approx 800m) are 2 hail and ride bus services and the twice hourly 905 service. The site is served by a paved shared footway route on the southern side of Bedford Rd with other shared footway and off-road routes available to the north.

Nothing chosen

no concerns for B1 use

Entire site falls within the boundary of a MSA.

The site is suitable for allocation for employment development and is included within a larger site (Site 1355) proposed for allocation EMP8 Land at Roxton, SW of Black Cat roundabout.

Form ID: 747

Land owner

No answer given

N/A

Land at Willington Garden Centre (Sandy Road)

Map 1233
Show full map

Part of Garden Centre

Agricultural

Highway (Sandy Road)

Residential (No. 25 Sandy Road)

Garden Centre

Yes

Housing

Nothing chosen

C 32 (+)

Nothing chosen

No answer given

25 dwellings (minimum) per hectare having regard to the site context

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership , Other

Mix, quantum and tenure split of any affordable housing to be determined by prevailing national and local planning policy in operation at the time of any allocation/planning application

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

The OS Location Plan provided demonstrates the length of road frontage access to the Sandy Road to the south, plus 2 points of potential access from land to the west.

Yes

No

No

No

32 dwellings

No answer given

No answer given

No answer given

2025

The proposed development will pro-actively respond to the climate emergency and climate change by seeking to reduce the resulting risks i.e. provision of sustainable drainage systems to prevent flooding from the outset, and high quality greenspace and biodiversity provision. The development itself will also seek to reduce greenhouse gas emissions from inception through the use of water and energy efficient designs, appliances and systems, aligned to a considered layout, fabric-first approach to insulation and the use of renewable energy technologies. The proposals will therefore accord with the requirements of Local Plan Policy 51S.

No uploaded files for public display

1.26

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

xx Opportunity area for 3 or more ecosystem services covers more than 50% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

0 The proposal is likely to have a neutral effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

? Uncertain or insufficient information.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located at the eastern side of the Garden Centre on the north side of Sandy Road in the village of Willington approximately 4.5 miles east of Bedford town centre. The site fronts onto Sandy Road and access is proposed here, but there is no existing access to the site. The proposal will intensify the use of the site and impact on Sandy Road at the access point as well as the immediate junction with Bedford Road/Sandy Road and Station Road. The distance from the site to nearest bus stops is approximately 350m. There is a footway of approximate width of 1.0m with verge of 1m width outside the site. Barford Road from the west of the junction with Wood Lane is part of the Thatcher’s Way cycle route. A Transport Statement will be required to identify the impact of development on the highway with mitigation measures, focussing on the safety impact on nearby junctions. Footways along Sandy Rd should be widened and a crossing provided. On street cycle connectivity could be marked along Sandy Road to connect to the Thatcher's Way cycle route.

Nothing chosen

noise from garden centre would need to be considered

Entire site falls within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 748

Other (please specify)

Please Contact the Agent: Frazer HIckling

Yes

Land South of Goldington Road, Bedford

Map 1233
Show full map

Not stated

Not stated

Not stated

Not stated

Not stated

Don't know

All other types

Housing , Employment , All other types

Not Stated

Family houses , Self-build/Custom build homes , Older people housing

No answer given

Not stated

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

Not stated

Not stated

No answer given

No answer given

No answer given

No answer given

Not stated

Not stated

Suitable access is achievable

Not stated

Yes

Don't know

No

No

Not Stated

Not Stated

Not Stated

Not Stated

Not Stated

The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the buildings will utilise low carbon building materials. The buildings 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 buildings 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

14.51

Above

Site within flood zone 3a or 3b

Exclude from further assessment

Nothing chosen

Nothing chosen

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

x The site is within a green infrastructure opportunity network but is likely to compromise the network.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

+ The site is within or adjoining the urban area.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

+ Proposal includes permanent economic and employment opportunities.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

+ The proposal includes or is within 800m of a publicly accessible sports facility.

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

N/A in UAB

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

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

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

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1. , xx Development would be in flood zones 3a or 3b.

+ The site is likely to provide a mix of housing and include affordable housing.

+ The development will meet identified housing needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

+ The site is within or adjoining the urban area.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

? Potential access requiring mitigation

+ No capacity issues

Proposed access is off the new road that is currently used solely for accessing Lidl, a slight reconfiguration of the road may be needed here to accommodate the new site. This provides access to the A4280 dual carriageway via an existing signalised junction. There is moderate traffic congestion on some local roads, however the main arterial roads serving the development (the A4280 and A421) have manageable traffic levels. Given the size of the site and the unknown scale of the development proposed, further assessment should be undertaken.There is a bus stop 250m from the site entrance where the number 5 bus provides five services per hour. There is a pavement on the road where the proposed access is which leads to a signalised pedestrian crossing across the A4280, where there is then a shared cycle/pedestrian path. Given the uncertainty over the scale of the proposed development, a Transport Assessment will likely be required to assess the impacts on surrounding networks. A slight reconfiguration of the access road may be required - the best option would be to continue the road directly into the site and make a give way junction for the Lidl access.

Likely to require contaminated land assessment and remediation if required.

road noise from A4280 and noise from industrial units immediately to south of road

Entire site falls within the boundary of a MSA.

The site is within flood zone 3 and is therefore not suitable for residential development. The site is not a preferred location for employment development because alternative sites are better located.

Form ID: 749

Land owner

No answer given

N/A

Land at Willington Garden Centre (Barford Road)

Map 1233
Show full map

Part of Garden Centre

Residential properties and agricultural land on the north side of Barford Road

Garden Centre

Agricultural land

Residential

Yes

Housing

Nothing chosen

C 15 to 18

Family houses

No answer given

20-25 dwellings per hectare having regard to the site

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership , Other

Mix, quantum and tenure split of any affordable housing to be determined by prevailing national and local planning policy in operation at the time of any allocation/planning application

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

The OS Location Plan provided demonstrates the length of road frontage access to the Barford Road to the north, as well as the current point of access which could be revised or altered to accommodate new development with ease

Yes

No

No

No

15 dwellings

No answer given

No answer given

No answer given

Dependent upon the planning position and timing of an allocation or planning permission – but within the timescale noted above. This should take 12 – 18 months to develop.

The proposed development will pro-actively respond to the climate emergency and climate change by seeking to reduce the resulting risks i.e. provision of sustainable drainage systems to prevent flooding from the outset, and high quality greenspace and biodiversity provision. The development itself will also seek to reduce greenhouse gas emissions from inception through the use of water and energy efficient designs, appliances and systems, aligned to a considered layout, fabric-first approach to insulation and the use of renewable energy technologies. The proposals will therefore accord with the requirements of Local Plan Policy 51S.

No uploaded files for public display

0.78

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

xx Opportunity area for 3 or more ecosystem services covers more than 50% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

0 The proposal is likely to have a neutral effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site is part of the garden centre in Site 747. The site's proposed access point is off the south side of Barford Road. The proposal will intensify the use of the existing access as well as the site and the impact is on the immediate junction with Bedford Road/Sandy Road and Station Road. The nearest bus stops are located just on Bedford Road and Station Rd approximately 380m west of the site. There is no footway immediately outside the site along Barford Road. Barford Road from the west of the junction with Wood Lane is part of the Thatcher’s Way cycle route. Given that verges exist outside the site and opposite the site, there is scope to convert these to footway and/or widen the existing footway to a minimum of 2.0m. The junctions with Bedford Road/Sandy Road namely Wood Lane, Station Road and Barford Road also need to be improved for pedestrians and cyclists.

Nothing chosen

noise fom the garden centre would need to be considered

Entire site falls within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 750

Land owner

No answer given

N/A

Willington Garden Centre (whole site)

Map 1233
Show full map

Garden Centre

Please see 1:2,500 OS plan enclosed with this form demonstrating highways frontage and site boundaries

Highway and residential to part of southern boundary

Residential

Residential

Yes

Housing

Nothing chosen

C 125 +

Family houses

No answer given

25 dwellings (minimum) per hectare having regard to the site context

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership , Other

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

The OS Location Plan provided demonstrates long frontage access to the Sandy Road to the south (in excess of 230m frontage), plus 2 points of access (both existing) to the Barford Road to the north serving the existing site and use.

Yes

No

No

No

No answer given

Potentially circa 30 dwellings per year for 3 years – timing as per answer above

No answer given

No answer given

2029

The proposed development will pro-actively respond to the climate emergency and climate change by seeking to reduce the resulting risks i.e. provision of sustainable drainage systems to prevent flooding from the outset, and high quality greenspace and biodiversity provision. The development itself will also seek to reduce greenhouse gas emissions from inception through the use of water and energy efficient designs, appliances and systems, aligned to a considered layout, fabric-first approach to insulation and the use of renewable energy technologies. The proposals will therefore accord with the requirements of Local Plan Policy 51S.

No uploaded files for public display

5.01

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

x Opportunity area for 3 or more ecosystem services covers 25-50% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

0 The proposal is likely to have a neutral effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

Includes sites 747 and 749 above. The site fronts onto both Barford Road and Sandy Road and there are existing private accesses off Barford Road towards the west but with limited existing accesses along Sandy Road. The proposal will intensify the use of Barford Road which has moderate traffic congestion at peak times and the impact is at the immediate junction with Bedford Road/Sandy Road. The nearest bus stops are located approximately 300m to the west of the site. There is a footway of approximate width of 1.2m with varying width of verge behind footway on the opposite side and from southwest from the property no. 23 Barford Road up to the junction with Station Road. There is no footway immediately outside the site along Barford Road and there are no footways either along Sandy Road. Barford Road from the west of the junction with Wood Lane is part of the Thatcher’s Way cycle route. The position of the access off Barford Road 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 from existing accesses/junctions. Given the scale of the development, a Transport Assessment will be required to identify the impact of development on the highway with mitigation measures. Footways on Barford Road should be improved, and better pedestrian access should be implemented at the junctions with Bedford Road/Sandy Road.

Nothing chosen

no noise concerns

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

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 751

Other (please specify)

Please Contact the Agent: Frazer Hickling

Yes

Land At Northampton Road, Bromham. 0.27 ha

Map 1233
Show full map

Commercial – builder depot

Northampton Road

Residential

Paddock Land

Fields

Yes

Housing

Nothing chosen

8

Family houses , Self-build/Custom build homes

No answer given

30 dwellings / ha

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

The site will use the existing access point off Northampton Road as indicated on the Site Location Plan.

Yes

No

No

No

8 dwellings

No answer given

No answer given

No answer given

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

0.26

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ No access constraints

+ No capacity issues

Adjacent to site 441. The site located north of Northampton Road and Grange Lane in the Bromham area approximately 3.5 miles west of Bedford town centre. Access from Northampton Road. Footways serve the site but are overgrown and need improvements, including a shared cycle and footway opposite the site. Bus stops in close proximity. Some congestion within Bridge End but scale of development would not exacerbate significantly. Clear footway on southern side of Northampton Road or provide crossing to northern footway which is in better condition. Upgrade of the bus facilities outside of the site. Potential marking on-street cycle lanes.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 753

Other (please specify)

Please Contact Agent: Paul Watson, Phillips PLanning Services Ltd

Yes

Parklands, Northampton Road, Bromham, MK43 8HQ 3.6 ha

Map 1233
Show full map

No answer given

Residential

Northampton Road

Residential

Residential

No

Housing

Nothing chosen

5 to 8

Family houses

No answer given

Low density – Dwellings positioned in appropriate locations within grounds

Market housing - Owner occupied

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Northampton Road following route of existing driveway

Yes

No

No

No

5 to 8 dwellings

No answer given

No answer given

No answer given

2024

Please see Supporting Cover Letter. In respect of question 6.1 of the Call for Sites Submission Form regarding climate change, it will be noted that the low density of the proposal allows significant scope for introducing suitable sustainable design features into the development.

3.53

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

x Opportunity area for 3 or more ecosystem services covers 25-50% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

x The site is unlikely to provide a mix of housing and/or is unlikely to include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

x The site is not within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

+ No access constraints

+ No capacity issues

The site is located north of Northampton Road in the Bromham area approximately 4 miles west of Bedford town centre. There are no significant traffic issues on Northampton Rd and the development would not cause significant congestion. The nearest bus stop is 100m southeast of the site. There are no footways or cycle lane along the frontage of the site, however a footway is present approx 25m to the southeast of the site access. Pedestrian footway connection to existing footway 25m to the southeast. Consider marking on-street cycle lanes.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 754

Other (please specify)

Agent

Yes

Land at Ford Lane, Roxton

Map 1233
Show full map

Unused agricultural land

Agricultural land

Ford Lane Road/Residential

Agricultural land

Residential

No

Housing

Nothing chosen

100

Family houses , Flats

No answer given

TBC

Market housing - Owner occupied , Market housing - Private rented housing , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

The current access is unsuitable/requires improvement

Access is proposed via Ford Lane, located to the south of the site.

Yes

No

No

No

100

No answer given

No answer given

No answer given

2024 Timeframe is based on formal planning stages.

The site is presently agricultural land and lies adjoining/in close proximity to Roxton and development can be planned to positively respond to the structure, from and character of the settlement. Development of the site would have particular regard to its environmental context, including landscape and biodiversity through suitable mitigation and enhancement measures. The site is largely unconstrained and is not safeguarded for other purposes, and there are no infrastructure issues that would constrain development. The site, also, can accommodate an appropriate level of development and offers the scope to create an attractive, integrated housing area

8.72

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

0 The proposal is likely to have a neutral effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site is located on the north side of Ford Lane in Roxton, approximately 10 miles east of Bedford town centre. Access to the site is feasible only from a small part of Ford Lane, which is a narrow road with width of around 2.5-3m. The closest bus stop located in Bedford Road opposite the junction with Park Road approximately more than 800m northwest of the site. There is no presence of footways along the frontage of the site on Ford Lane or around the site. On the north and west side of the site, there are some cycling routes. A Transport Assessment (TA) will be required to identify the impact of traffic on the highway as well as mitigations measures. The carriageway will need to expant to 5.5m with 2.0m footways on either side of the carriageway where it is possible. From the TA should identified a consideration for satisfactory facilities for both pedestrians and cyclists, especially in Ford Lane.

Nothing chosen

no noise concerns

Majority of the site falls in MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 756

Other (please specify)

Please Contact the agent: Frazer Hickling, Phillips PLanning Services

Yes

Land Adj 14 Box End Road, Kempston Rural, Bedfordshire 0.62 ha

Map 1233
Show full map

Agricultural

Residential

Agricultural

Residential

Agricultural

No

Housing

Nothing chosen

15 dwellings

Family houses , Self-build/Custom build homes

No answer given

25 dpha

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access will be provided off Box End Road as shown on the Site Location Plan.

Yes

No

No

No

15

No answer given

No answer given

No answer given

2026

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

0.51

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

x The site is within a green infrastructure opportunity network but is likely to compromise the network.

xx Opportunity area for 3 or more ecosystem services covers more than 50% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

0 Proposal is not employment related.

x Proposal includes a main town centre use in an out of centre location.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

+ The proposal includes or is within 800m of a publicly accessible sports facility.

0 The proposal is likely to have a neutral effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

+ The development will meet identified housing needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located on the west side of Box End Road and approximately 4.5 miles south-west of Bedford town centre. The proposed development will be accessed via Box End Road which is currently subject to 30mph speed limit. The nearest bus stop is located approximately 220m north of the site. There is no footway fronting the site, although there is a footway strip less than the standard 1.8m in width on the opposite side of the site. Cycling is possible by using the road surface. Although there are no provisions for cyclists, cyclists can ride along the carriageway. Given the proposal, a road to adoptable standards is required in accordance with Bedford Borough Council's highway standards in respect of width of carriageway, provision of footway/maintenance margins and radius kerbs at the junction. Because of the speed limit change from 30mph to 40mph along Box End Road, it is recommended that the 30mph speed limit is extended further south and the exact length of extension to be agreed with local highway authority. Given the scale of development to increase pedestrian and traffic movement then satisfactory footway should be provided so that accessibility for pedestrians is increased.

Nothing chosen

opposite box end farm but should not be insurmountable noise issues

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 757

Other (please specify)

Developer

Yes

Land South of Northampton Road, Bromham

Map 1233
Show full map

Agriculture

Residential

Allocated residential (currently agricultural)

Residential

A428 and agricultural beyond

No

Housing

Nothing chosen

345

Family houses

No answer given

30 dph

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Two access points proposed to Bedford Road, please see supporting documents

Yes

No

No

No

345

No answer given

No answer given

No answer given

year 1 / 2

Sustainable Design and Construction methods to deliver water and energy efficiency. Commitment to delivering a biodiversity net gain. The site is in flood zone 1, the development will incorporate SUDS to control the outfall of surface water from this site. The development will have an emphasis on encouraging sustainable travel including walking, cycling and use of public transport.

17.21

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

x The site is not within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

Nothing chosen

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ No access constraints

? Potential capacity problem requiring mitigation

Adjacent to sites 19/457/751. The site is located south of Northampton Road in the Bromham area approximately 4 miles west of Bedford town centre. The access points are all located on Northampton Road, which is a 40mph speed limit road outside of the site. The proposed development could cause traffic congestion on Northampton Road and mitigation measures may be necessary. The nearest bus stops are located outside of the site. A shared cycle and footway is situated opposite the site. A Transport Assessment would be needed to assess the impact of the development on the highway network, especially in Northampton Road and at the Northampton Road/Chestnut Avenue, Northampton Road/A428 junctions. This should also consider the cumulative impact of proposed neighbouring developments. Potential signalisation of the junction Northampton Road/A428 needed. Provide crossing to shared footway/cycle path. Consider reducing the speed limit of Northampton Road along the frontage of the site to 30mph. Upgrade of bus facilities outside of the site recommended.

Nothing chosen

only noise concern is A428

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 758

Other (please specify)

Please Contact the Agent:

Yes

Land West Of Church Road, Chapel End, Colmworth 12.1 ha

Map 1233
Show full map

Agricultural

Residential / Fields

Church Road

Fields / Residential

Fields

No

Housing

Nothing chosen

Up to 150

Family houses , Self-build/Custom build homes

No answer given

30 dph

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access will be provided off Church Road as indicated on the Site Location Plan

Yes

No

No

No

100 dwellings

No answer given

No answer given

No answer given

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.

No uploaded files for public display

12.10

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

++ Opportunity area for fewer than 3 ecosystem services.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

+ No access constraints

+ No capacity issues

Access will be onto Church Road which is sufficiently wide, straight, and has little traffic in the area. Bus stops within 100m but only approx. 4 services per day and there is no footway between the site and the village/bus stop. The existing pavement could be extended 70m to the edge of the site to connect the site with Chapel End village, bus stops, and several public footpaths. No cycle connectivity but quiet roads allow reasonable cycle access to St Neots. Pedestrian access is needed. There is a public footpath crossing the site linking to the nearby village but it crosses fields so is not ideal. An extension of approx 70m to the existing pavement on Church Rd would provide better, all-weather connectivity to the village and bus stops.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 759

Other (please specify)

Please contact the agent:

Yes

Land East Of Church Road, Chapel End, Colmworth 15.1 ha

Map 1233
Show full map

Agricultural

Residential

Fields

Mil Road

Church Road with Residential and Fields beyond

No

Housing

Nothing chosen

Up to 300

Family houses , Self-build/Custom build homes

No answer given

30 dph

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access will be provided off Church Road as indicated on the Site Location Plan

Yes

No

No

No

100

200

No answer given

No answer given

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.

No uploaded files for public display

14.98

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

++ Opportunity area for fewer than 3 ecosystem services.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

+ No access constraints

+ No capacity issues

Access onto Church Road which is sufficiently wide and straight for a safe access point. No traffic in the area and whilst this number of homes would greatly increase the number of cars on local roads, the roads are wide enough to cater for this. There is a bus stop at the NW edge of the site but only approx. 4 services per day per direction. There is a narrow pavement on Church Rd which could connect to the NW edge of the site. No cycle connectivity but quiet roads allow reasonable cycle access to St Neots. Connect site to existing pavement of Church Rd (NW corner of the site). Preserve and ideally enhance the public footpath running along the eastern edge of the site.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 760

Other (please specify)

Developer

Yes

Land South of Keeley Lane, Wootton

Map 1233
Show full map

No answer given

Keeley Lane and residential

Agricultural

Residential

Agricultural

No

Housing

Nothing chosen

50 dwellings

Family houses

30 dph

30 dph

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access point proposed to Keeley Lane, please see supporting documents

Yes

No

No

No

50

No answer given

No answer given

No answer given

year 1

Sustainable Design and Construction methods to deliver water and energy efficiency. Commitment to delivering a biodiversity net gain. The site is in flood zone 1, the development will incorporate SUDS to control the outfall of surface water from this site. The development will have an emphasis on encouraging sustainable travel including walking, cycling and use of public transport.

3.11

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

0 The proposal is likely to have a neutral effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ No access constraints

? Potential capacity problem requiring mitigation

Site is very close to site 682. The site is located in the village of Wootton approximately 6 miles south-west of Bedford town centre and abuts on south side of Keeley Lane near the junction of Keeley Lane with Bedford Road. The development only contains residential properties and on it's own unlikely to generate significant traffic, however likely cumulative impacts with other proposed developments in the area. The footpath on the other side of Keeley Lane is very narrow and there is no designated cycle route in the vicinity although Keeley Lane is a quiet and cycle-friendly road. The closest bus stop is within 400m from the site, serving routes 53 and C1 Cranfield Connect, which connect to Bedford approximately 4 times per hour. 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, particularly at the Bedford Road junction. Improvement of pedestrian and cycle access would be needed - widening of the footpath and designated cycle path. The previous assessment references potential visibility issues towards Bedford Road to the East.

Nothing chosen

No noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 761

Land owner

No answer given

Yes

Land east of Water Lane, north of the A421, Renhold

Map 1233
Show full map

Agriculture

Agricultural

A421

Agricultural

Water Lane and grounds of Howbury Hall

No

Employment

Nothing chosen

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

Mix of B1, B2, B8 and EV charging - please see accompanying statement

800,000 sqft (74,300 sqm)

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

The site would be accessed from and upgraded roundabout at the A41 slip road junction

Yes

No

No

No

No answer given

No answer given

No answer given

No answer given

2024

Please see accompanying statement

22.32

Above

None

Include in next stage of assessment

Site is available

Include in next stage of assessment

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance the network.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

+ Proposal includes permanent economic and employment opportunities.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

0 Residential development not proposed.

0 Residential development not proposed.

x The site is not within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The promoter suggests the site would be accessed from and upgraded roundabout at the A421 slip road junction. Also potential access point to the east of the site on Water End, where there already is a dirt road. Some congestion issues in the vicinity. Part of the southern perimeter has a footway that is wider than 1m, no footways along Water End. No cycle connectivity in the vicinity. The closest bus stop is 300m North on Green End, offering bus line 27 with 1 bus per hour. The double roundabout just south of the site has some congestion issues at peak times and could benefit upgrading to support this development if it proceeds. Part of the southern perimeter has a footway that is wider than 1m. This footway could be extended north on Water End. River Great Ouse to the south of the site has a cycling route. This could be connected to the site offering significant benefits, but likely at a substantial cost.

Nothing chosen

noise from bypass only concern

Site does not fall within the boundary of a MSA.

The site is suitable for allocation for employment development in combination with Site 764. Allocation principles include: - preparation of a masterplan, - development for employment, - landscape considerations given proximity to Renhold Green End and this site being a gateway location, - Transport assessment and sustainable transport connections, - site specific flood risk assessment, - consideration of heritage assets. Site is proposed for allocation EMP6 Land at Water End and St Neots Road.

Form ID: 762

Other (please specify)

Please contact the agent: David Russell

Yes

Land at Gibraltar Corner, corner of Wootton Road/ Wood End Lane, Kempston, MK43 9BN 0.16 ha

Map 1233
Show full map

Grassland

Residental

Farm buildings

Residential

Farm land

No

Housing

Nothing chosen

4-5 dwellings

Family houses

No answer given

30 dwellings/ha

Market housing - Owner occupied

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Along Wood End Lane frontage of the site.

Yes

No

No

No

Not stated

No answer given

No answer given

No answer given

2024

The site will be developed taking on board all green infrastructure matters, all eco/environmental requirements including SuDS/FRA, together with all current planning policies and building regulations. The compliance with policies will be determined at the application stage between the LPA and developer.

No uploaded files for public display

0.25

Above

None

Include in next stage of assessment

Site is available , Site is likely to be achievable

Include in next stage of assessment

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

x The site is unlikely to provide a mix of housing and/or is unlikely to include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ No access constraints

+ No capacity issues

Access from north (Wood End Lane) frontage of site. There are approx. 4 bus services (2 routes) per hour stopping within 150m of the site. The site is within 500m of the start of a mostly off-road cycle route to Bedford town centre. Pedestrians: There is no footway on the side of both roads that the development would front on to. A new footway that side of the road or a pedestrian crossing to the existing footway would be needed.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

This site forms part of a larger allocation HOU13 - Land at Gibraltar Corner. The larger site has been assessed separately - see Sites 636 and 1333.

Form ID: 764

Land owner

No answer given

Yes

Land north of St Neots Road and south of the A421

Map 1233
Show full map

Agriculture

A421

Quarry

Agricultural

A421 junction

No

Employment

Nothing chosen

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

B1, B2 and B8

47,250 sqm

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

The site would be accessed from St Neots Road.

Yes

No

No

No

No answer given

No answer given

No answer given

No answer given

2024

Please see accompanying statement

21.71

Above

None

Include in next stage of assessment

Site is available

Include in next stage of assessment

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

+ Proposal includes permanent economic and employment opportunities.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

0 Residential development not proposed.

0 Residential development not proposed.

x The site is not within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

+ No access constraints

? Potential capacity problem requiring mitigation

Access onto St Neots Road directly opposite an unnamed road. No significant traffic congestion congestion in the area. Nearest bus stop is over 1km away and provides approx 4 services a day to Bedford. However, the 905 Bedford- Cambridge passes the site on a half hourly basis so a new stop could be formed for this. There is an adequate pavement outside the site on St Neots Road which leads into Bedford. There are no cycle facilities however the pavement is wide and if designated as a shared path could provide a useful cycle link from the site into Bedford. Create a new bus stop on St Neots Road to make the site accessible from the 905 Bedford-Cambridge bus. Connect to the existing pavement outside the site on St Neots Road. Consider redesignating/upgrading the pavement on St Neots Road from the site to the outskirts of Bedford as a shared path to create a direct cycle link.

Nothing chosen

close proximity to bypass

Site does not fall within the boundary of a MSA.

The site is suitable for allocation for employment development in combination with Site 761. Allocation principles include: - preparation of a masterplan, - development for employment, - landscape considerations given proximity to Renhold Green End and this site being a gateway location, - Transport assessment and sustainable transport connections, - site specific flood risk assessment, - consideration of heritage assets. Site is proposed for allocation EMP6 Land at Water End and St Neots Road.

Form ID: 765

Other (please specify)

Please Contact the Agent:

Yes

Land to the west of Howbury Hall / east of Asgard Drive, Renhold. Option A 300 homes. 19.7 ha.

Map 1233
Show full map

Agricultural

Agricultural

St Neots Road

Howbury Hall Parkland

Residential Asgard Dr.

No

Housing

Housing , All other types

300

Family houses

No answer given

25 / ha

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

New Primary School.

A 2.3 Hectare site is included for a new primary school

Suitable access is achievable

The site would be accessed from St Neots Road. An access plan and accompanying report prepared by TPA consultants is attached.

Yes

No

No

No

200

100

No answer given

No answer given

2024

Please see accompanying statement

18.89

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

x Protected species could be affected.

? Uncertain or insufficient information

x The site is within a green infrastructure opportunity network but is likely to compromise the network.

xx Opportunity area for 3 or more ecosystem services covers more than 50% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

+ The site is within or adjoining the urban area.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

+ The development will meet identified housing needs eg elderly, care, travellers.

x The site is not within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

+ The site is within or adjoining the urban area.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site would be accessed from St Neots Road to the south of the site, however will require construction of approx 300m long access road. Alternatively, access may be possible from Asgard Drive and/or Thor Drive, however these are residential roads without footways and with 5.3m wide carriageways. There is a segregated cycle path directly to the west of the site. The closest bus stop is 450m West of the site on Norse Road, with lines 27 and 5, offering 3 buses per hour overall. Asgard Drive and Thor Drive are designed to accommodate an estimated 300 residential units so an upgrade may be necessary to accommodate the extra traffic generated, although there are two routes on Asgard Drive that could potentially accommodate the traffic which would help with flow and capacity. Footway connectivity to St Neots Road would be required and may require improvement along St Neots Road itself. Size of the development would definitely warrant an additional bus stop closer to the site.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 766

Land owner

No answer given

Yes

Land at the rear of The Old Forge, 33 Top End, Renhold, Bedford MK41 0LR

Map 1233
Show full map

Pastureland/Paddock

Residential development

Agricultural land

Residential development

Residential development

No

Housing

Nothing chosen

15-20

Family houses , Self-build/Custom build homes

No answer given

A lower density of 10 dwellings per hectare has been assumed and takes into consideration he surrounding built form and character area of Renhold.

Market housing - Owner occupied , Market housing - Private rented housing , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

As shown on the accompanying Site Location Plan – ‘Land to the Rear of The Old Forge, 33 Top End, Renhold, Bedfordshire’, appropriate access is achievable from Top End to the north of the site. The landowner retains complete control over the existing vehicular and pedestrian access to and from the site, as shown on the Plan and this access has adequate visibilities along both directions of Top End making it a suitably safe and viable option for accessing any proposed development.

Yes

No

No

No

10-15

No answer given

No answer given

No answer given

It is anticipated that due to the fact there are no physical, legal, or environmental constraints at the site to hinder any proposed development, the site could come forward for development shortly after the adoption of the Plan. Given the size of the proposals the site and given that it is in a single ownership, development could be built out in a single phase or phased basis. Any proposal at the site will incorporate substantial separation between dwellings, not harming amenity and a strategic and local landscaping to enhance visual amenity and biodiversity opportunities of the site and wider area.

Any scheme at the site shall be accompanied by a sustainable urban drainage strategy to mitigate against any potential future flood risk and seek to reduce greenhouse gas emissions throughout both the construction and operational phases of the development. Renewable energy will be considered as part of the detailed design process of the proposed dwellings.

No uploaded files for public display

2.22

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

x Opportunity area for 3 or more ecosystem services covers 25-50% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

+ The proposal includes or is within 400m walking distance of a publicly accessible open space that includes an equipped children’s play area of at least 200m2 .

x The proposal does not include and is not within 800m of a publicly accessible sports facility

x The proposal is likely to have a negative effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

+ The development will meet identified housing needs eg elderly, care, travellers.

x The site is not within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

? Potential access requiring mitigation

+ No capacity issues

The proposed development is to be accessed off Top End via a private access. The traffic conditions on Top End are moderate, with mild lunchtime and PM peaks, however traffic generation from this development would have a minimal impact on the local network. The proposed access doesn’t contain a footway or cycleway access, however two footpaths run to the eastern and southern borders of the site which provide connectivity to the rest of the local rights of way network. There is also a footway on the opposite side of the road from the proposed access. No cycle connectivity is available. Given the proposal, a road to adoptable standards is required in accordance with Bedford Borough Council's highway standards, which may not be possible within the constraints of the site. The closest bus stop is just outside the site access point, serving line 27 with 1 bus per hour. An increased service frequency might be useful for Top End. The bus stop would also need to be moved to facilitate access to the site. Improve footway along the top end and provide on-street non-segregated cycle connectivity.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 767

Other (please specify)

Axiom have promotion agreements in place with the landowners

Yes

Home Farm, Bedford Road, Great Barford MK44 3JF, and Coalville Farm Land on the North West side of Bedford Road Great Barford MK44

Map 1233
Show full map

Mixed agriculture

Residential

Open countryside

Part residential, part open countryside

Open countryside

Yes

Housing

Housing , All other types

Approximately 350

Family houses , Older people housing

No answer given

20-25 dph

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Up to 1 ha

s per the Vision document, it would be proposed to deliver a local centre on site which could also include a new doctor’s surgery. Allotments and a community garden are also proposed as part of the offer.

Suitable access is achievable

Despite having existing access, a new access is proposed off Bedford Road. Details are provided in the accompanying Vision Document

Yes

Don't know

No

No

200

150

No answer given

No answer given

2024. Development would start as soon as the Local Plan or Neighbourhood Plan is adopted and the relevant planning permissions are sought.

The site would contribute towards ensuring that the housing needs of the area can be met outside any of the more vulnerable areas of Bedford, including those at risk from flooding or in a more sensitive landscape. A proportion of the site would be developed for residential purposes with the remainder being given over to green infrastructure including landscape enhancements, open space, SUDS and a community garden as advocated by paragraph 150 of the NPPF as mitigation against climate change. The provision onsite of allotments would help new and existing residents to become more self-sufficient. The site has immediate access to bus routes, pedestrian links and cycle routes, facilitating a choice in how people travel and limiting reliance on the car. The size of the site will enable additional day-to-day facilities to be provided on site, reducing the need for new and existing residents to travel to meet their needs. Whilst design is a matter for future detail, the low density of development provides an opportunity for the layout, building orientation and massing of the development, along with the landscaping, to be designed in a manner to minimise energy consumption. It would also be expected that technology would be utilised within the development with solar panels on residential units and electric charging points for each new home.

18.24

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

++ Opportunity area for fewer than 3 ecosystem services.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

0 The proposal is likely to have a neutral effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

+ The development will meet identified housing needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

? Potential access requiring mitigation

x Serious capacity constraint

Access is proposed from Bedford Road via a new roundabout. This would help deal with the traffic flow however due to the size of the development there is still a risk that the moderate traffic already seen on local roads could worsen. A Transport Assessment will be needed to fully understand the potential impacts. The main village bus stops are approx. 500m from the proposed access point to the site, where the 905 bus provides a half hourly service between Bedford and Cambridge. There is no pavement outside the site on Bedford Road, however the proposal says that a pavement will be provided between the site access and the existing pavement in Great Barford. There is no specific cycle access however the national cycle network passes through the village providing off-road or quiet-road connections to Bedford and St Neots. A Transport Assessment will be needed to fully understand the potential transport impacts of this scale of development. Ensure that a pavement is built from the access point of the site to the existing pavement in Great Barford village. The proposed roundabout entry to the site should be kept as it will help mitigate problems arising from traffic flow to/from the site.

Nothing chosen

with commercial units in ara part of the cite developed, no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 768

Land owner

No answer given

N/A

Land and Buildings lying to the East of Church Lane and South Side of Elliot Court, 'The Cloisters' Church Lane, Bedford, MK41 0EU 0.7 ha

Map 1233
Show full map

Garages, church hall and dwelling houses

Class C3 Dwelling Houses

Class C3 Dwelling Houses

Class C3 Dwelling Houses

– Class D1 – Non residential institution (Place of Worship)

Yes

Housing

Housing , All other types

18

Family houses

No answer given

See attached site design equates to 26dph to accommodate community uses

Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

D1 – Non-residential institution – Church Hall

Proposed re-location of existing Church Hall

Suitable access is achievable

Access is from the existing access onto Church Lane as shown on attached plan and through a new access from Elliott Cresent.

No

No

No

No

18

No answer given

No answer given

No answer given

2024

The site is within a sustainable location in close walking distance to key amenities. Renewable energy and water efficiency measures will be included as appropriate.

No uploaded files for public display

0.73

Above

None

Include in next stage of assessment

Site is available

Include in next stage of assessment

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

+ The site is within or adjoining the urban area.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

+ The proposal includes or is within 800m of a publicly accessible sports facility.

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

N/A in UAB

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

+ The development will meet identified housing needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

+ The site is within or adjoining the urban area.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ No access constraints

? Potential capacity problem requiring mitigation

Access using existing access on Church Lane. Most roads within 1km show moderate traffic in weekday peaks, but not directly outside the site. 6 bus services per hour 330m from the site - number 10 bus twice an hour and number 5 bus four times an hour. Adequate footway passes site, but access to site could ideally be widened and resurfaced to better accommodate wheelchair users. A shared cycle/pedestrian path is on Goldington Road 500m from the site, towards the town centre. Allowing cycles to use paved paths in Goldington Green Park would cut distance to this path to 225m. Resurface and widen footway access to site (approx 10m length). Look at allowing cycles to use paved paths on Goldington Green to give better access to Goldington Rd.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site is suitable for allocation for residential use following the relocation of the church hall. Access should be onto Church Lane. A masterplan and design code should accompany a planning application in order to address potential impacts on the historic environment, including the nearby Grade II* St Mary's Church. Improvements to pedestrian and cycle routes, as well as enhancement of green infrastructure will also be required, as will a site specific flood risk assessment to address all sources of flooding. Site is proposed for allocation HOU6 The Cloisters, Church Lane, Bedford.

Form ID: 769

Other (please specify)

Agent

Yes

Land at Bedford Town Football Club

Map 1233
Show full map

Leisure/Sport

Employment

Pasture

Employment

Residential

Yes

Hotel

Retail , Hotel , All other types

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

80-100

No answer given

No answer given

Suitable access is achievable

Access as existing. Shown on plan

Yes

No

No

No

No answer given

No answer given

No answer given

No answer given

1-2

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

2.39

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance the network.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

+ The site is within or adjoining the urban area.

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

+ Proposal includes permanent economic and employment opportunities.

+ Proposal includes a main town centre use in or on the edge of a town centre.

+ The proposal includes or is within 400m walking distance of a publicly accessible open space that includes an equipped children’s play area of at least 200m2 .

? Uncertain or insufficient information.

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

0 Residential development not proposed.

0 Residential development not proposed.

? Uncertain or insufficient information

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

+ The site is within or adjoining the urban area.

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ No access constraints

+ No capacity issues

Access using existing access to football club. Two bus services per hour approx 100m from the site (bus number 73). Footway on Cambridge Rd/Meadow Ln currently stops approx. 30m short of the access point, but there is space in the verge available to extend the footpath. No cycle connectivity for the site, but if the pavement on Cambridge Rd were upgraded to cycle/pedestrian path it could provide a link to Priory Business Park and segregated routes to the town centre. Extension of footway on Meadow Ln approximatly 30m to connect to the site access point. Improvements to the Cambridge Rd pavement and redesignation as a shared path could provide traffic-free cycle connectivity to Bedford town centre.

Nothing chosen

potential noise from Bypass, odour from slaughterhouse and sewage plant

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because the allocation of such uses is not in accordance with the development strategy. Proposals will be considered against criteria based policies.

Form ID: 770

Other (please specify)

Agent

Yes

Land at Silver Street, Stevington

Map 1233
Show full map

Equestrian / Agriculture

Equestrian / Agriculture

Residential

Equestrian / Residential

Agricultural

No

Housing

Nothing chosen

Up to 5

Family houses , Self-build/Custom build homes

No answer given

5 dph

Market housing - Owner occupied

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Direct onto Silver Street frontage, as shown on plan

Yes

No

No

No

Up to 5

No answer given

No answer given

No answer given

If allocated in the adopted plan in 2023, we would expect to secure an implementable planning consent within 2 years and commence the development of the site within 2 years of adoption, ie. 2026.

If allocated, the site would be brought forward as an exemplar scheme, using the highest design standards, reflecting the village location and incorporating leading edge technologies to maximise energy efficiency and property insulation, up to and beyond the current requirements of Part L of the Building Regulations.

No uploaded files for public display

1.00

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

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

xx Protected species recorded on the site

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

x Opportunity area for 3 or more ecosystem services covers 25-50% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

x The site is unlikely to provide a mix of housing and/or is unlikely to include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located on the north side of Silver Street in the village of Stevington approximately 5.7 miles northwest of Bedford town centre. Suitable access is achievable direct via the Silver Street frontage. Some traffic congestion is present along Silver Street leading up into Stevington at various times of the day. The closest bus stop is located 400m northeast of the site on Park Road. There are no footways in the vicinity of the of the site, only a green verge close to the access point that could be used by pedestrians, however ownership of this verge would need to be confirmed to enable connectivity to existing footways closer to Stevington. Cycling is possible using quiet roads in the vicinity. A footway would be necessary outside of the site to provide connectivity to existing footways to the north, however ownership of the verges will need to be confirmed. Consider marking on-street cycle lanes.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 771

Other (please specify)

Rainier Developments Limited

Yes

Land South of Keeley Lane, Wootton 3.14 ha

Map 1233
Show full map

Agriculture, grazing for horses

Keeley Lane and residential

Agricultural

Residential

Agricultural

No

Housing

Nothing chosen

50

Family houses

No answer given

30 dph

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access point proposed to Keeley Lane, please see supporting documents

Yes

No

No

No

50

No answer given

No answer given

No answer given

Year 1

Sustainable Design and Construction methods to deliver water and energy efficiency. Commitment to delivering a biodiversity net gain. The site is in flood zone 1, the development will incorporate SUDS to control the outfall of surface water from this site. The development will have an emphasis on encouraging sustainable travel including walking, cycling and use of public transport.

3.11

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

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

x Protected species could be affected.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

0 The proposal is likely to have a neutral effect on the landscape.

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

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

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

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ No access constraints

? Potential capacity problem requiring mitigation

Site is very close to site 682. The site is located in the village of Wootton approximately 6 miles south-west of Bedford town centre and abuts on south side of Keeley Lane near the junction of Keeley Lane with Bedford Road. The development only contains residential properties and on it's own unlikely to generate significant traffic, however likely cumulative impacts with other proposed developments in the area. The footpath on the other side of Keeley Lane is very narrow and there is no designated cycle route in the vicinity although Keeley Lane is a quiet and cycle-friendly road. The closest bus stop is within 400m from the site, serving routes 53 and C1 Cranfield Connect, which connect to Bedford approximately 4 times per hour. 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, particularly at the Bedford Road junction. Improvement of pedestrian and cycle access would be needed - widening of the footpath and designated cycle path. The previous assessment references potential visibility issues towards Bedford Road to the East.

Nothing chosen

No noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Form ID: 773

Other (please specify)

PLease contact the Agent: DLP Planning Ltd

Yes

Land at High Barns Farm, Roxton, MK44 3ET 6.1 ha

Map 1233
Show full map

Agricultural storage and commercial (Use Class B1, B2 and B8)

Agricultural Land

Agricultural Land

Agricultural Land

Agricultural Land

Yes

Employment

Nothing chosen

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

B1 (a-c), high calibre employment site. B2/B8 uses appropriate to the scale of the site and surrounding area

TBC - Commensurate to 6.1ha gross site area

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access is via Woodend Lane, located to the south of the site. The access point has sufficient visibility splays onto the public highway.

Yes

No

No

No

No answer given

B Uses

No answer given

No answer given

2027/28 Timeframe based on a three-year period for marketing, establishing occupier requirements and formal planning stages.

The site, historically, was used for a mix of livestock and arable farming. Over the last 15 years however, a number of the buildings have become unsuitable for agricultural uses and redundant, and instead have become used for a range of commercial/employment purposes.

6.18

Above

None

Include in next stage of assessment

Site is available

Include in next stage of assessment

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx There is no public transport within 10 minutes’ walk to enable access to a major employer

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

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

? Uncertain or insufficient information.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

++ Opportunity area for fewer than 3 ecosystem services.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes. , xx There is no public transport within 10 minutes’ walk to enable access to a major employer.

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

+ Proposal includes permanent economic and employment opportunities.

0 Proposal does not include a main town centre use.

Nothing chosen

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

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

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

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

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

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

0 Residential development not proposed.

0 Residential development not proposed.

x The site is not within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

xx There is no public transport within 10 minutes’ walk to enable access to a major employer.

? Potential access requiring mitigation

+ No capacity issues

Access via Woodend Road, a single track road serving this development only. As the road does not serve anywhere other than the development site, it is likely that a single track road will be sufficient, however some additional passing places are likely to be required. No other traffic problems in the area. The nearest public transport is a bus stop in the village of Roxton over 1.8km away. Woodend Road does not have any pedestrian connectivity - there is space for a footway to be constructed to connect to the footway on Bedford Road, however this is 1km so is likely not feasible. For cycle connectivity there is a shared path on Bedford Road 1km away and Woodend Lane will likely be fine to cycle along as it only serves this development. The nearest public transport is nearly 2km away and there is no pedestrian connectivity to get there. There is a shared cycle/pedestrian path on Bedford Road however this is over 1km from the site, all of which has no pedestrian infrastructure. The size of this development is unlikely to make mitigation of this scale feasible.

Nothing chosen

current agricultural and commercial use new proposed use is employment and there is no nearby NSP

Site does not fall within the boundary of a MSA.

This site is an isolated rural location and not prominently visible or easily accessible from the strategic highway network. It is therefore not a preferred location for an employment site.