Call for Sites Form

Form ID: 1333

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 to the east and west Home Road, to the north of Wood End Lane and Ibbett Close, Gibraltar Corner, Bedford. The land consists of two parcels either side of Home Road as shown on the attached location plan.

Location plan

Show full map

Current use of land

Agricultural

Adjoining use to the north

To the north the eastern parcel site is adjacent to Kempston Nurseries and Green End Road. The western parcel adjoins agricultural land, beyond, which are the residential dwellings of Kempston House, Ramsey Cottage and The Old Groom’s Cottage, all of which are well screened from the site.

Adjoining use to the south

The eastern of the two fields adjoins the existing development boundary for Gibraltar Corner and Ibbett Close. The western of the two fields adjoins Wood End Lane and benefits from direct access onto the road.

Adjoining use to the east

The eastern of the two fields adjoins a treelined boundary, beyond which, is area of open scrubland, between the site and the A428. The western of the two parcels, adjoins Home Road to the east.

Adjoining use to the west

The western of the two fields adjoins Button’s Ramsey wood. The eastern of the two fields adjoins Home Road and benefits from direct access onto the road.

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

All other types

Number of dwellings proposed

up to 425

Type of housing proposed

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

Other type of housing

No answer given

Density proposed

20 dph

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

Provision for public open space and community hub area to be integrated as part of the development. The site previously had a draft allocation for residential development as part of the Local Plan 2030.

Description

Proposed community hub area, which may include a number of uses along with a substantial area of public open space.

Can suitable access be achieved for the site?

Suitable access is achievable

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

The development consists of two separate parcels and access can be obtained from both Home Road and Wood End Lane. Please refer to site location plan. Further information will be provided on the Vision Document being prepared in response to the Issues and Options Consultation.

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)

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

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

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

Axis Land Partnerships are fully committed to tackling climate change. A Vision Document is in the process of being prepared, which will accompany our response to the Issues and Options Consultation. This document will provide further detail on how the proposal will tackle climate change. It is intended that the development will respond to the Sustainable Development Goals as adopted by the United Nations in 2015. The proposed development will seek to promote the following:  Walking and cycling as an integral part of the development and improve links from Gibraltar Corner to the John Bunyan trail, which dissects the north- west of the site.  Integration of Sustainable Urban Drainage as an important part of the development site.  Provision for substantial public open space, community hub area to provide a facility for both existing and future residents.  Delivery of Biodiversity Net Gain on the site.  Integration of energy efficiency measures of a high standard into all new dwellings together with electric charging points where required. In addition to the above, as will be set out in the Vision Document, the site benefits from being located in a sustainable location in close proximity to Kempston, Bedford and Wootton. It has the ability to provide very good access to both urban areas and the countryside.

Attachments

No uploaded files for public display

Site size (ha)

21.80

Site size threshold

Above

Overriding constraint?

None

Stage1 conclusion

Include in next stage of assessment

Stage 2 Assessment of suitability, availability & achievability

Site is available , Site is likely to be achievable

Stage 2 conclusion

Include in next stage of assessment

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?

+ 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?

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?

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

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

+ Opportunity area for 3 or more ecosystem services covers less than 25% 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?

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?

+ 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 .

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?

+ 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?

+ 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?

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

14a. Likely to encourage social cohesion?

+ 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.

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?

15e. Connect highway without constraint?

+ No access constraints

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

Site includes both Bedford Borough Council Site ID 342, 343. The site locations are around 3 miles south-west of Bedford town centre. Access to the sites is feasible from Home Road. Traffic generation from the potential residential development would generate an increase in traffic movements in Home Road, Green End Road, Ridge Road and on the junction of Home Road/Ridge Road. The closest bust stop is approximately 330m from north the site in Ridge Road. There are no public rights of way or formal cycleways way serving the site. A Transport Assessment (TA) will be required to identify the impact of traffic in Ridge Road as well as at the Home Road/Ridge Road junction. Potential signalisation of the Home Road/Ridge Road give way junction may required. Development of the footway across Home Road in the frontage of the site required as well as creation of a pedestrian access via Ibbett Close. The site is located on the western side of Home Road at Gibraltar which is in between Kempston Church End and Wootton. The site is approximately 3.2 miles west of Bedford town centre. The proposed development will be accessed via Home Road which has a 30mph speed limit. The proposed access is approximately 225m walking distance from the nearest bus stop on Ridge Road. The footway width is 1.2m with 0.5m verge on the access side of the carriageway for a part of the site and for the rest of the site there is no public rights of way. There is no formal cycleways way serving the site. The proposal would need to ensure a footway is constructed linking the proposed access with the existing footway roughly 20m to the south in order to access public transportation facilities.

Contaminated Land

Nothing chosen

Environmental Health note

no noise concerns

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is proposed for allocation in the Local Plan for residential development in combination with Site 636 - HOU13 Land at Gibraltar Corner. Allocation principles include: - preparation of a masterplan - development for residential and open space - delivery of a section of the Bedford to Milton Keynes Waterway Park - contribution towards and delivery of planting for the Forest of Marston Vale - Transport assessment, sustainable transport connections and mobility hub - site specific flood risk assessment - consideration of heritage assets including opportunity to preserve important example area of ridge and furrow - 2.4ha serviced site for a 2FE primary school Education The site in conjunction with Site 636, is large enough to provide a school.

Supporting documents

File: Heritage Appraisal Sept 21

File: Ecology report

File: Vision Document

File: High Level Transport Strategy

File: Heritage Impact Assmt