Call for Sites Form

Form ID: 1493

Interest in land

Land owner

Specify 'other' land interest

No answer given

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

N/A

Address of site

Former W&H Peacock Auction House (26 Newnham Street), 24 Newnham Street and land to the rear of 22 Newnham Street, Bedford

Location plan

Show full map

Current use of land

Part vacant auction house with 24 and 26 Newnham Street used as storage by W&H Peacock and the running of Southam Guns and part temporary recreation/leisure use.

Adjoining use to the north

Commercial/residential

Adjoining use to the south

Supported housing facility/residential

Adjoining use to the east

Residential

Adjoining use to the west

Residential

Has the site been developed previously?

Yes

Proposed primary use

Housing

Other uses proposed

Nothing chosen

Number of dwellings proposed

Type of housing proposed

Family houses , Flats

Other type of housing

No answer given

Density proposed

166 dph

Proposed tenures

Market housing - Owner occupied , 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?

Suitable access is achievable

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

The site access will utilise an existing access off Newnham Street which will be upgraded as part of the proposals.

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)

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?

End of 2023/2024

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

The site comprises a largely redundant parcel of previously developed land within the urban area of Bedford and near to the town centre. Its location provides for convenient and easy access to local services by foot and cycle and will minimise the use of the private car. Car parking has been proposed within the scheme design, together with cycle parking in the form of underground parking thus removing blocks of parking and visually improving the site and its capacity. The site is not within an area at risk of flooding and is identified as lying within Flood Zone 1 (Environment Agency Flood Map). The scheme has been prepared for pre app purposes based around the concept of ‘a mews/townhouse’ typology that supports and enables the key development parameters of affordability, community, density, deliverability, diversity, flexibility, identity, longevity, and place making. Buildings are proposed to be positioned within the site to take account of existing topography, use of natural light source, ventilation, cooling, and solar gain as well as providing natural surveillance to areas of communal spaces. It is also proposed that roof space will comprise green roofs where possible. The development, in line with Policy 51S will seek to explore the use of renewable energy sources and the building fabric will seek to utilise the fabric first approach. The proposal will also minimise the use of water in line with Policy 52.

Attachments

File: Covering letter redacted

File: Heritage Impact Assmt

Site size (ha)

0.31

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 the urban area UAB.

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 8 is recorded where 8 is 0 – 10 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.

++ Opportunity area for fewer than 3 ecosystem services.

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 the urban area.

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 8 is recorded where 8 is 0 – 10 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?

+ The proposal includes or is within 800m of a publicly accessible sports facility.

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

0 The proposal is likely to have a neutral effect on the landscape.

8b. Within the existing settlement form?

N/A in UAB

9a. On previously developed land?

+ All or a majority of the site is previously developed land as defined in the NPPF.

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

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

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?

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 the urban area.

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 8 is recorded where 8 is 0 – 10 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

+ No capacity issues

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

Access as existing via Newnham Street. There is moderate traffic congestion in the area, however it is understood the development is proposed to be predominantly car free due to its central location so would be unlikekly to have a signifiant, if any impact. There are bus stops 200m away on Castle Rd where the number 4 bus provides a half-hourly service between Bedford Town Centre and Goldington. There is a pavement running along the site frontage however it is very poorly surfaced and has obstacles which may prevent wheelchair users using it (e.g. a fixed bin taking up half the width of the pavement). There are cycle paths available on the riverside 650m away. Improve the surfacing and accessibility of the pavement outside the site. Ensure that street furniture does not block the pavement.

Contaminated Land

Likely to require contaminated land assessment and remediation if required.

Environmental Health note

no dominant noise sources other than the café and PH further away no concerns

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is suitable for allocation. This is an urban, brownfield site which can be redeveloped for residential uses. A masterplan and design code will be required to pay particular regard to the site's relationship with the conservation area and surrounding listed buildings in The Grove and Newnham Street. The nature and extent of ground contamination will also need to be established and a remediation strategy prepared for approval by the Council. Site is proposed for allocation HOU4 Former Peacocks Auction House, Bedford.