Call for Sites Form

Form ID: 447

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 at Wootton Park Farm Hall End Road Wootton Bedfordshire MK43 9HT

Location plan

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Current use of land

Agricultural

Adjoining use to the north

Wootton Upper School

Adjoining use to the south

Agricultural land

Adjoining use to the east

Agricultural land

Adjoining use to the west

Woodland

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Employment , Retail

Number of dwellings proposed

430-515 houses @ 25-30 dph.

Type of housing proposed

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

Other type of housing

We suggest a mix of housing to meet local needs. This will include a range of house types and a range of unit size.

Density proposed

We have assumed a density of circa 25-30 residential units per hectare

Proposed tenures

Market housing - Owner occupied , Market housing - Private rented housing , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

Other tenures proposed

We suggest the site will be predominantly a market housing scheme, however, any scheme will require to meet local policy in terms of affordable housing (rent and shared ownership) and private rented housing as required.

Permanent or transit?

No answer given

Site privately owned?

Nothing chosen

Number of plots proposed

No answer given

Proposed type of employment

We suggest that there should be areas of employment use within the development. The type and size of the employment facilities could be determined to meet local need.

Gross floorspace proposed

Type and size of the employment facilities could be determined to meet local need.

Proposed type of retail

We suggest that there should be areas of retail use within the development. The type and size of the retail facilities could be determined to meet local need.

Net floorspace proposed

We suggest that there should be areas of retail use within the development. The type and size of the retail facilities could be determined to meet local need.

Gross floorspace proposed

We suggest that there should be areas of retail use within the development. The type and size of the retail facilities could be determined to meet local need.

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?

There are a number of accesses to the site. The accesses have been marked with the blue dots on the site plan. A description of each access is as follows: 1. Via an existing road to the north of the site on the western boundary of Wootton Upper School. This provides direct access to Hall End Road. 2. Via adjoining land to the east of the site which provides access to Cranfield Road. This adjoining land is within the ownership of Bedfordshire County Council and this land has previously been promoted for development. There are two fields which could provide access and these have been marked on the plan with blue dots, although the exact location of the access could be anywhere across these fields. 3. Via an access to the north east of the site which provides access to Church Row and Jenkyn Road.

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)

430-515, dependant on land used for other uses (such as employment and retail)

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?

The land is available and therefore the land could be developed immediately or it could be development in parts or as part of a phased development.

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

This site is adjacent to Wootton Wood which is designated as a County Wildlife Site. Wootton Wood extends to approximately 40 hectares (100 acres) of woodland which has historic and ecological importance. Wootton Wood is also within the ownership of Clapham Park Farms Limited, the same owner as this land which has been submitted. As part of any development of this land submitted, the adjoining woodland could be enhanced , for example the woodland could potentially be used as a site for carbon offsetting or to achieve net biodiversity gain. We would seek to ensure any building on the site is energy efficient and includes renewable energy where possible, for example installing solar PV energy and air source heat pumps. The design and construction of the buildings should utilise low embodied energy materials. If the whole site was developed we envisage some commercial development within the overall layout and design to encourage local employment opportunities to reduce travel to other areas of the Borough and further afield. The development of this site will provide direct access to Wootton Upper School (which forms the northern boundary) which will reduce traffic along Hall End Road and Church Road. A link road could extend through this site and then further east, through land within the ownership of Bedfordshire County Council to Cranfield Road. This link road could be utilised by the residents of the Berry Farm development which is situated to the east of Cranfield Road and the existing development to the north and south of Fields Road.

Attachments

No uploaded files for public display

Site size (ha)

17.24

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?

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

1c. Accessible on foot to a primary school?

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 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

x The site is 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?

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 3 or more ecosystem services covers less than 25% of the site.

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?

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

3d. Accessible on foot to a primary school?

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 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?

0 Proposal does not include a main town centre use.

7a. Within 400m of an existing open space or proposing open space within it?

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

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?

+ 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?

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

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?

? Uncertain or insufficient information.

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?

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

15c. Accessible on foot to a primary school?

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

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

15e. Connect highway without constraint?

? Potential access requiring mitigation

15f. Highway or junction capacity issues

x Serious capacity constraint

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

The site proposes three accesses, via existing road to the north of the site on the western boundary of Wootton Upper School to Hall End Road, via adjoining land to the east to Cranfield Road and via an access to the north east of the site which provides access to Church Row and Jenkyn Road. This provides good access, however, the site is likely to generate a large amount of traffic, which, along with significant traffic already generated by the school, could cause congestion and safety issues on the existing road network. Hall End Road / Church Road and Cranfield Road are both on a bicyclefriendly route, but there are no designated cycle lanes. There are no footpaths on the short access roads that would connect the new development and Hall End Road and Church Road, but are footpaths on the other side of Hall End Road / Church Road and Cranfield Road. A Transport Assessment would be required to understand the impact on the local highway network as together with the other nearby sites in the vicinity, significant traffic generation can be expected. On the access roads directly off Hall End Road and Church Road, footpaths should be added with crossing facilities on Hall End Road / Church Road and Cranfield Road.

Contaminated Land

Nothing chosen

Environmental Health note

school to the north would need to be considered

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

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.