Call for Sites Form

Form ID: 3420

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

DULOE, BEDFORDSHIRE 2.8ha

Location plan

Show full map

Current use of land

AGRICULTURAL USE

Adjoining use to the north

Not known

Adjoining use to the south

Not known

Adjoining use to the east

Not known

Adjoining use to the west

Not known

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Nothing chosen

Number of dwellings proposed

25 dwellings on Northern section of the land. Total capacity of the land 84 dwellings.

Type of housing proposed

Family houses

Other type of housing

No answer given

Density proposed

30 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

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?

DULOE ROAD, DULOE

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)

No answer given

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

YES

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?

Nothing stated

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

Nothing stated

Attachments

No uploaded files for public display

Site size (ha)

2.74

Site size threshold

Above

Overriding constraint?

Site not in accordance with the emerging development strategy

Stage1 conclusion

Exclude from further assessment

Stage 2 Assessment of suitability, availability & achievability

Nothing chosen

Stage 2 conclusion

Nothing chosen

1a. Within or adjoining UAB SPA or built form of a small settlement

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

1b. Accessible on foot to a food store?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

1c. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

1d. Accessible on foot or by bus to a major employer?

xx There is no public transport within 10 minutes’ walk to enable access to a major employer

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?

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

3c. Accessible on foot to a food store?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

3d. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

3e. Accessible on foot or by bus to a major employer?

xx There is no public transport within 10 minutes’ walk to enable access 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?

xx The site is more than 0.5 miles from 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?

x The development will not meet identified 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?

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

15b. Accessible on foot to a food store?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

15c. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

15d. Accessible on foot or by bus to a major employer?

xx There is no public transport within 10 minutes’ walk to enable access to a major employer.

15e. Connect highway without constraint?

x Serious access constraint wider impacts

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

Access would be west of the site onto an unnamed road (the main road through Duloe). There is good space and visibility to create a safe access point, however the road is narrow and would require a lot of work to be suitable to serve a development of this size. All of the nearby roads are also narrow so although there is no indication of existing traffic congestion in the area, this development could likely cause congestion on the local network. The nearest operational bus stop is over 1.2km away in St Neots - there is a stop marked on maps in Duloe, but there is no indication on the ground that this exists, in addition the 29 service passing through the village has been suspended for over a year with no return date. There is no current dedicated pedestrian or cycle connectivity, with the exception of quiet roads nearby. The investment required to construct a footpath along Duloe Road to St Neots would be too great for the scale of the development. The unnamed road that the site would use for access would need widening to cope with the additional traffic, along with lots of other roads in the area. Restoring the bus service through Duloe would be beneficial, this has been suspended since March 2020 due to COVID, but has not returned any time since (presumably due to financial issues). Pedestrian connectivity to St Neots would also be beneficial however also unlikely to be feasible.

Contaminated Land

Nothing chosen

Environmental Health note

No answer given

Mineral Safeguarding Area

Nothing chosen

Site assessment conclusions

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.