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DoveHouse Farm, 27 The Lane, Wyboston MK44 3AP
agriculture & pasture
All other types
Housing (up to 70 units) & Community Pub
Suitable access is achievable
as per pre-app 19/00285PREAPP the site is bounded by the new road to serve Wyboston and neighbouring villages, with Highways England allowing for various access points as may be required
as soon as possible
allow a coherent form of development, featuring highly efficient buildings and potential for on-site micro-generation. Proposed Community Pub would also provide a facility in the village, reducing the need to travel
No uploaded files for public display
Site not in accordance with the emerging development strategy
Exclude from further 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 6 is recorded where 6 is 11 – 20 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
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.
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.
x The majority of the site is within flood zone 2.
+ The site is 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.
+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk
+ No access constraints
? Potential capacity problem requiring mitigation
The site is located South of The Lane and West of the A1 (not directly adjacent) in the village of Wyboston. Access points are not provided in the application, however, The Lane is the most likely candidate. The width of The Lane at this section is varied and approximately 5.4 - 5.7m and there is no footway outside the site. However a good quality footway is present on the opposite side of site albeit is less than the standard minimum of 2m in width. There is no cycle lane or quietway in the vicinity and although the roads in the area are generally low traffic, The Lane sometimes sees some congestion due to it's connection to the A1. The closest bus stop is approximately 200m from the site with 905 connecting Cambridge and Bedford stopping twice per hour and monthly W9 and W10 services. The application does not state proposed use, however, the previous assessment cites 150 dwellings. If this is the case, the generated traffic would potentially have a significant impact on the local road network, particularly at the A1 junction and approach. Although the number of dwellings is not indicated on the application, a TA would be needed to assess the overall impact on the local highway network, in particular the junction with the A1. Improvement of pedestrian and cycle access would be needed - provision of a crossing to the footpath on the opposite side and a designated cycle path or on street markings.
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.