Call for Sites Form

Form ID: 1337

Other (please specify)

Agent

Yes

Land to the east of Manor Farm, High Road, Cotton End, Bedford, Bedfordshire. MK45 3AA

Map 1233
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Agricultural

Cardington Hangers

Residential properites

Open fields

Existing urban area / A600

No

Housing

Nothing chosen

400

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

No answer given

35dph based on 50% gross to net developable land.

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

The main site access will be via the existing farm access. An emergency access will be provided from an existing field access onto Wood Lane.

Yes

No

No

No

400

No answer given

No answer given

No answer given

This site could start as soon as the Local Plan is adopted and the relevant planning permissions have been achieved however we have assumed a slightly longer timeframe for delivery based on the smaller site also submitted on behalf of this landowner.

This site would accommodate development in a sustainable location, within close proximity to existing services and facilities as well as a major employment area. The site would ensure that housing needs are met in areas outside the more vulnerable areas of Bedfordshire including those at risk of flooding and those in sensitive environmental landscapes and habitats. There is significant scope for a truly landscape approach to the development which would enable access to green infrastructure including landscape enhancements and publicly accessible open space, community gardens and SUDs as advocated by paragraph 150 of the NPPF as mitigation against climate change. A mix of house types and tenures would be provided to ensure variety in housing provision to suit the local need, this would include properties with gardens, flats / maisonettes and bungalows. The site is well located to the existing services and facilities within the local area, reducing the need for vehicle trips. Furthermore, the development could be constructed using sustainable construction methods where appropriate as well as being designed to accommodate sustainable design principles such as housing orientation.

21.54

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 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.

+ 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

++ 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.

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

? 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).

+ 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.

++ 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

There would be a single point of access onto the A600 High Road. The proposed access point is suitably visible and should present no issues provided the new junction is built large enough to accommodate 400 homes, which may require signalling. There is no traffic in the area but in the interests of safety and highway capacity, the 30mph restriction should be extended further along High Road. There are bus stops within 150m of the site entrance with a service between Bedford-Hitchin approx. every 30 minutes. There is a shared cycle/pedestrian path directly outside the proposed site entrance. The 30mph zone on High Road should be extended to fully serve the site entrance and a suitable distance eithier side of it. Due to the size of the development and the number of vehicles already using High Road, a signal controlled junction may be necessary for the site access.

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.