Call for Sites Form

Form ID: 1000

Interest in land

Other (please specify)

Specify 'other' land interest

Agent

If you are not the landowner of the site you are submitting, do you have permission to submit?

Yes

Address of site

Land adjacent to Highfield Road, Oakley

Location plan

Show full map

Current use of land

Unused agricultural land

Adjoining use to the north

Commercial uses/residential

Adjoining use to the south

Agricultural land

Adjoining use to the east

Commercial uses / agricultural land

Adjoining use to the west

Midland Railway Line

Has the site been developed previously?

Proposed primary use

Employment

Other uses proposed

Nothing chosen

Number of dwellings proposed

No answer given

Type of housing proposed

Nothing chosen

Other type of housing

No answer given

Density proposed

No answer given

Proposed tenures

Nothing chosen

Other tenures proposed

No answer given

Permanent or transit?

No answer given

Site privately owned?

Nothing chosen

Number of plots proposed

No answer given

Proposed type of employment

Bi (a-c), high calibre employment site. B2/B8 uses appropriate to the scale of the site and surrounding area

Gross floorspace proposed

TBC - Commensurate to 3ha gross site area

Proposed type of retail

No answer given

Net floorspace proposed

No answer given

Gross floorspace proposed

No answer given

Number of hotel rooms proposed

No answer given

Amount of development proposed

No answer given

Description

No answer given

Can suitable access be achieved for the site?

Suitable access is achievable

Where will the site’s access point(s) be?

Access is via Highfield Road, located to the north of the site.

Is the site available for development now?

Yes

Is the site currently subject to a planning application?

Is the site currently being marketed?

Are you aware of any issues that might affect the viability of developing the site?

1-5 years (2024/25-2028/29)

B uses

6-10 years (2029/30-2033/34)

No answer given

11-15 years (2034/35-2039/40)

No answer given

16+ years (2040 onwards)

No answer given

What year, post adoption of the plan, would you expect development to start on site?

2027/28 Timeframe based on a three-year period for marketing, establishing occupier requirements and formal planning stages.

The council has declared a climate emergency. How the proposal will respond to climate change

The site is under-utilised agricultural land and is very well located to the structure, from and character of the village and adjacent commercial uses. Additionally, we consider Oakley to be a sustainable location for new development on the basis of the services and facilities it currently offers. Development of this site would have particular regard to the environment and biodiversity within it and through suitable mitigation measures would ensure the site is future-proofed. Additionally, proposals would incorporate landscaping and open spaces, including suitable tree planting and through design, layout and orientation maximise the principles of sustainable design.

Attachments

File: Covering letter redacted

Site size (ha)

4.99

Site size threshold

Above

Overriding constraint?

Site not in accordance with the emerging development strategy

Stage1 conclusion

Exclude from further assessment

Stage 2 Assessment of suitability, availability & achievability

Nothing chosen

Stage 2 conclusion

Nothing chosen

1a. Within or adjoining UAB SPA or built form of a small settlement

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

1b. Accessible on foot to a food store?

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

1c. Accessible on foot to a primary school?

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

1d. Accessible on foot or by bus to a major employer?

+ 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.

1e. Outside, adjoining or within the air quality management area?

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

2a. Within or adjoining site of nature conservation importance

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

2b. In an area where protected species are known or likely to exist?

? Uncertain or insufficient information.

2c. Potentially able to achieve a net gain in biodiversity?

? Uncertain or insufficient information

2d. Able to link into the green infrastructure opportunity network?

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

2e. Likely to impact on an area currently providing ecosystem services.

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

3a. Proposing a renewable energy scheme or extra energy efficiency standards?

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

3b. Within or adjoining the urban area, a defined settlement policy area or the built form of a small settlement?

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

3c. Accessible on foot to a food store?

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

3d. Accessible on foot to a primary school?

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

3e. Accessible on foot or by bus to a major employer?

4a. Likely to impact on designated or nondesignated heritage assets or their settings? For more detailed assessment see HELAA supporting document. www.bedford.gov.uk/LocalPlan2040

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.

5a. Likely to increase future economic and employment opportunities?

+ Proposal includes permanent economic and employment opportunities.

6a. Proposing a main town centre use in, on the edge or outside of a town centre?

0 Proposal does not include a main town centre use.

7a. Within 400m of an existing open space or proposing open space within it?

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

7b. Within 800m of a sports facility or proposing a sports facility within it?

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

8a. Likely to have a significant adverse impact on the surrounding landscape?

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

8b. Within the existing settlement form?

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

9a. On previously developed land?

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

9b. On best and most versatile agricultural land ie grades, 1, 2 or 3a?

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

10a. Within a groundwater source protection zone?

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

11a. At risk of flooding?

+ 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).

12a. Likely to provide a mix of housing, including affordable housing?

0 Residential development not proposed.

12b. Able to address a particular housing need?

0 Residential development not proposed.

13a. Within 800m of a facility where cultural or social activities can be accessed?

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

14a. Likely to encourage social cohesion?

0 Neutral.

14b. Likely to help make the area safer? +

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

15a. Within or adjoining the urban area, a defined settlement policy area or the built form of a small settlement?

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

15b. Accessible on foot to a food store?

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

15c. Accessible on foot to a primary school?

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

15d. Accessible on foot or by bus to a major employer?

15e. Connect highway without constraint?

? Potential access requiring mitigation

15f. Highway or junction capacity issues

? Potential capacity problem requiring mitigation

Highway comments. For more detailed assessment see HELAA supporting document. www.bedford.gov.uk/LocalPlan2040

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

Contaminated Land

Nothing chosen

Environmental Health note

no noise concerns for employment use

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

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