Call for Sites Form

Form ID: 1513

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

Land west and south of Shortstown (part of College Farm)

Location plan

Show full map

Current use of land

Agricultural

Adjoining use to the north

Agricultural, Recreation/Residential

Adjoining use to the south

Agricultural

Adjoining use to the east

Residential/A600

Adjoining use to the west

Agricultural

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Housing , Employment , Retail

Number of dwellings proposed

Approximately 1,000 homes

Type of housing proposed

Family houses , Older people housing , Flats

Other type of housing

No answer given

Density proposed

37 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

B1 use

Gross floorspace proposed

Within 0.82ha Local Centre

Proposed type of retail

Shops/Services

Net floorspace proposed

No answer given

Gross floorspace proposed

Within 0.82ha Local Centre

Number of hotel rooms proposed

No answer given

Amount of development proposed

0.82ha for Local Centre and 2.3ha for education

Description

1x Primary school and Local Centre including potential healthcare centre

Can suitable access be achieved for the site?

The current access is unsuitable/requires improvement

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

Two access points onto A600 to the east of the Site - see Vision Document for illustration

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)

750 homes

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

250 homes

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?

2023/24

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

The proposal incorporates a significant amount of on-site green infrastructure including the delivery of woodland planting and SuDS to help to mitigate against flooding, reduce ambient heat and provide space and connections for biodiversity. Homes within the development will achieve at least a 19% reduction in carbon emissions below the Building Regulation requirement and incorporate renewable energy sources.

Attachments

File: 2) College Farm - Vision Docment.pdf

File: 3) Site Selection Appraisal.docx

File: 8) College Farm - Landscape Visual Appraisal.pdf

File: 9) College Farm - Landscape Visual Appraisal Appendices maps.pdf

File: 9) College Farm - Landscape Visual Appraisal Appendices photos.pdf

File: 10) College Farm - Noise and Vibration Report.pdf

File: 4) College Farm - Air Quality Report_Redacted.pdf

File: 5) College Farm - Ecology Report_Redacted.pdf

File: 6) College Farm - Flood Risk and Drainage Main Report_Redacted.pdf

File: 6) Flood Risk and Drainage Report Appendices A-E_Redacted.pdf

File: 6) Flood Risk and Drainage Report Appendices F-J_Redacted.pdf

File: 7) College Farm - Heritage Appraisal_Redacted_Uploaded.pdf

File: 8) College Farm - Landscape Visual Appraisal_Redacted_Uploaded.pdf

File: Transport Technical Note

File: Climate Change Strategy

File: Mobility Hub Offer

File: Mobility Hub Guide

File: Mobility Hub Review

File: Historic England letter

File: Anemometer Siting Report redacted

Site size (ha)

67.78

Site size threshold

Above

Overriding constraint?

Site within flood zone 3a or 3b

Stage1 conclusion

Include in next stage of assessment

Stage 2 Assessment of suitability, availability & achievability

Site is available

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 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?

x Protected species could be affected.

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?

+ Development of the site includes a renewable energy generation scheme or efficiency standards that go beyond normal requirements.

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 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?

+ Proposal includes permanent economic and employment opportunities.

6a. Proposing a main town centre use in, on the edge or outside of a town centre?

+ Proposal includes a main town centre use in or on the edge of a town centre.

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?

+ The proposal is likely to have a positive effect on the landscape.

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?

x All or a majority of the site is 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?

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

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 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

? Potential capacity problem requiring mitigation

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

Two new access points will be made onto High Road. Due to the size of the development, signalised junctions may be required to prevent congestion on High Road or within the development. For both safety and highway capacity, the A600 High Road will need to be reduced to 30mph around the development. There is an existing bus stop on High Road with a service between Bedford- Hitchin approx every 30 minutes, however, it is currently unmarked and without a shelter. There is a large cycle/pedestrian path along the opposite side of High Road, which could be easily utilised with a toucan crossing installed, allowing direct pedestrian and cycle access to the site. Install signalised junctions for site access, preventing congestion on High Road. Include crossings for pedestrians and cycles to safely access the existing cycle/pedestrian path on High Road from the site. Improve the existing bus stop to include road markings and a bus shelter to make them more visible and attractive to use.

Contaminated Land

Nothing chosen

Environmental Health note

no noise concern

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is suitable for allocation for residential development and open space. A masterplan and design code should be prepared to ensure that development accords with the South of Bedford strategic framework. Consideration should be given to the impact of the development on the Meteorological Research Unit at Cardington. Development will need to have regard to surrounding heritage assets. A Transport Assessment will be required and should particularly focus on mitigating impacts on the surrounding network and maximising opportunities for sustainable travel. A 2.4ha serviced primary school site will be required. A site specific flood risk assessment will also be needed in order to consider all sources of flood risk. Site is proposed for allocation HOU17 Land at College Farm, Shortstown.

Supporting documents

File: College Farm Meteo Impact Assessment

File: Concept Plan Layout