Call for Sites Form

Form ID: 1269

Interest in land

Other (please specify)

Specify 'other' land interest

Please contact the 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 Souldrop Road and to the North of High Street, Sharnbrook 9.4 ha

Location plan

Show full map

Current use of land

Pastureland/Paddock & Residential Dwelling/Outbuildings & Yard (to the west)

Adjoining use to the north

Agricultural Land

Adjoining use to the south

Residential Development

Adjoining use to the east

Agricultural Land

Adjoining use to the west

Souldrop Road and Tofte Manor

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Nothing chosen

Number of dwellings proposed

250 - 300

Type of housing proposed

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

Other type of housing

No answer given

Density proposed

Medium – High Density. The site is located adjacent to the settlement boundary of Sharnbrook. Its development will contribute to local housing need in a significant way and will contribute to sustaining the services and facilities within Sharnbrook.

Proposed tenures

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

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

No answer given

Gross floorspace proposed

No answer given

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?

The current access is unsuitable/requires improvement

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

Access can be obtained to the site via an existing access from Souldrop Road to the west, as shown on the accompanying site location plan reference 48097-1.

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)

75-100

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

75-100

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?

Given the size of the site and proposed housing numbers, it is proposed that the site will be built on a phased basis starting in 2024-25, phasing the development until 2029-2030.

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

Any scheme at the site shall be accompanied by a sustainable urban drainage strategy and seek to reduce greenhouse gas emissions throughout development. Renewable energy will be considered as part of the design process of the proposed dwellings.

Attachments

No uploaded files for public display

Site size (ha)

9.39

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

? The site is within or adjoining 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 6 is recorded where 6 is 11 – 20 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?

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.

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

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

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

xx Protected species recorded on the site

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?

? The site is within or adjoining 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 6 is recorded where 6 is 11 – 20 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?

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.

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?

0 Proposal is not employment related.

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?

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

10a. Within a groundwater source protection zone?

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

11a. At risk of flooding?

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

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

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

12b. Able to address a particular housing need?

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

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

x The site is not 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?

? The site is within or adjoining 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 6 is recorded where 6 is 11 – 20 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?

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.

15e. Connect highway without constraint?

? Potential access requiring mitigation

15f. Highway or junction capacity issues

x Serious capacity constraint

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

The site is located on the west side of Souldrop Road in the village of Sharnbrook approximately 8.8 miles north of Bedford town centre. Access to the site is feasible via Souldrop Road, however further assessment is needed to determine whether Souldrop Road can handle this level of traffic and as such, widening may be required. Due to the size of the development, two access points may also be necessary. There is moderate traffic congestion nearby at peak times and this scale of potential development would have an impact. The nearest bus stop is located approximately 450m south of the site on High Street. The nearest footways are close to the junction of Souldrop Rd and High St. Cycling is possible only by using the road surface. The size of the proposed development needs careful examination and further investigation, including investigation into the requirement for more than one access point. In this context, traffic modelling will need to be undertaken, as part of a Transport Assessment, to identify the traffic impact on Souldrop Road, High Street and Souldrop Road/High Street junction. The proposal will require roads to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Connection to existing footways to the south along High Street are required. Marking on of road cycle lanes shoudl be considered

Contaminated Land

Nothing chosen

Environmental Health note

noise from santa pod

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.