Call for Sites Form

Form ID: 479

Interest in land

Other (please specify)

Specify 'other' land interest

Land Promoter

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

Yes

Address of site

South of Sandy Road, Willington

Location plan

Show full map

Current use of land

Vacant

Adjoining use to the north

Garden Centre

Adjoining use to the south

Storage yards

Adjoining use to the east

Residential

Adjoining use to the west

Residential

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Nothing chosen

Number of dwellings proposed

Up to 50

Type of housing proposed

Family houses , Older people housing , Flats

Other type of housing

No answer given

Density proposed

Low-medium density average 20-30 dph

Proposed tenures

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

Other tenures proposed

First Homes

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?

Site access off Sandy Road

Is the site available for development now?

Yes

Is the site currently subject to a planning application?

Is the site currently being marketed?

Yes

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?

2023

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

The site is located on the edge of a sustainable settlement and has been allocated in a latest draft version of Willington Neighbourhood Plan. The site is located entirely within Flood Zone 1 - lowest risk. Schools, bus stops and other services and facilities are located within walking distance reducing the need to travel by car and thus reducing greenhouse gases. Properties will be built to a high quality standard including excellent energy performance. Properties will include vehicle electric charging points to future proof the move towards less polluting forms of private travel. Potential off-site improvements would include upgrading existing bus stops to make them more attractive to use. The development would include new tree planting, a boulevard along Sandy Road, and open spaces alongside ecological improvements to ensure a net biodiversity gain. The development will also incorporate a 'woodland walk' adjacent to Wood Lane.

Attachments

File: Sandy Road Willington Neighbourhood Vision Statement.pdf

File: Pages from Reg 14 Draft - Willington Neighbourhood Development Plan.pdf

File: Access Drawings and Improvement works.pdf

Site size (ha)

2.87

Site size threshold

Above

Overriding constraint?

Site already allocated in development plan

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

? 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 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

+ 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?

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.

x Opportunity area for 3 or more ecosystem services covers 25-50% 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?

? 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 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?

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?

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?

0 The proposal is likely to have a neutral 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?

+ 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 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 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?

+ 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

Access would be off Sandy Road. The development will likely increase traffic congestion past the numerous junctions with Wood Lane/Barford Road/Bedford Road/Station Road and hence make either entering or leaving these junctions more difficult. The nearest bus stops are located on Bedford Road and Station Road both approximately 300m west of the site. There is a footway of approximate width of 1.0m with a verge of 1.0m opposite the site along Sandy Road. Barford Road from the west of the junction with Wood Lane is part of the Thatcher’s Way cycle route. A Transport Statement will be required to identify the impact of development on the highway with mitigation measures, focussing on the safety impact on nearby junctions. Footways along Sandy Road should be widened and a crossing provided. On street cycle connectivity could be marked along Sandy Road to connect to the Thatcher's Way cycle route.

Contaminated Land

Nothing chosen

Environmental Health note

no noise concerns

Mineral Safeguarding Area

Entire site falls within the boundary of a MSA.

Site assessment conclusions

The site has been excluded from further assessment at Stage 1 because the site is already allocated for residential development in the Willington Neighbourhood Plan (Policy W4).