Call for Sites Form

Form ID: 634

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?

Yes

Address of site

Wilstead Road, Elstow (reduced area Sept 2021 now called Land at Pear Tree Farm)

Location plan

Show full map

Current use of land

Arable

Adjoining use to the north

Highway

Adjoining use to the south

Highway

Adjoining use to the east

Farmstead

Adjoining use to the west

Highway

Has the site been developed previously?

Proposed primary use

Employment

Other uses proposed

Retail , Hotel

Number of dwellings proposed

No answer given

Type of housing proposed

Nothing chosen

Other type of housing

No answer given

Density proposed

No answer given

Proposed tenures

Nothing chosen

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

E/B2/B8 - it is anticipated the site will be delivered in a series of parcels and no parcel will contain primarily B8 floorspace although a proportion of any of them may be B8

Gross floorspace proposed

This will depend on the range of uses within the specified classes and storey heights.

Proposed type of retail

Convenience goods and food and drink

Net floorspace proposed

It is intended that this would be ancillary and support the employment use of the site.

Gross floorspace proposed

No answer given

Number of hotel rooms proposed

Not known at this stage

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?

Wilstead 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)

No answer given

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?

2025

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

Details will be incorporate best practice in terms of water and energy efficiency, including use of renewable energy.

Attachments

File: Covering letter redacted

File: Amended site plan Sept 2021

File: Letter Aug 2021 change in proposal

File: Landscape and Visual Statement

File: Heritage Impact Assmt

Site size (ha)

20.32

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

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 6 is recorded where 6 is 11 – 20 minutes’ walk.

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

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday 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

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?

xx Protected species recorded on the site

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?

+ 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 6 is recorded where 6 is 11 – 20 minutes’ walk

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

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday 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?

N/A in UAB

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 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?

0 Residential development not proposed.

12b. Able to address a particular housing need?

0 Residential development not proposed.

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 6 is recorded where 6 is 11 – 20 minutes’ walk

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

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

15e. Connect highway without constraint?

? Potential access requiring mitigation

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

The site is located on the west side of Wilstead Road, on the southeast corner of the A6 junction with the A421 and lies some 2.5 km (1.55 miles) south of Bedford town centre. These sections of the A6 and A421 are dual carriageway with 70 mph speed limit. The highway authorities for the A6 and A421 are Bedford Borough Council and National Highways respectively. If the site is to be employment only, access should then be off the A6 Wixams Bypass. No employment vehicle traffic should be encouraged through Elstow. There would be significant barriers to taking site access from the A6 including meeting rigorous DMRB standards. As a dual carriageway, a left in left out access off the A6 with on and off slips would be necessary. A left in left out has previously been explored and was considered feasible. Contributions to continuous footway/cycleway provision on the west side of the A6 from the A6/Wilstead Road roundabout across the A421/A6 junction to Bedford would be required along with measures to deter through traffic in Elstow village. The A6 is categorised as a ‘traffic sensitive street’ so there are potential highway and junction problems. The nearest bus stop is located on Wilstead Road close to the site and serves three buses an hour. A walk cycle access onto Wilstead Road might be acceptable. Suggested Mitigateion measures: • Improve bus service; • Financial contribution towards footway/cycle way along the A6; • Pedestrian and cycle crossing facilities at the A6/A421 roundabout.

Contaminated Land

Nothing chosen

Environmental Health note

Noise from A6 is main issue on this site. The proposal is for employment use and this looks suitable although there will need to be an in depth noise assessment to ensure noise from the proposed use does not harm amenity for nearby dwellings similar to Cambridge road developments

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is suitable for allocation for employment development. Allocation principles include: - preparation of a masterplan, - development for employment, - landscape considerations given proximity to Elstow Abbey and retention of the gap between the site and Elstow, - contribution towards and delivery of planting for the Forest of Marston Vale, - Transport assessment and sustainable transport connections, - site specific flood risk assessment, - consideration of heritage assets. Site is proposed for allocation EMP 5 Pear Tree Farm.