Call for Sites Form

Form ID: 636

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

Land at Gibraltar Corner

Location plan

Show full map

Current use of land

Agriculture

Adjoining use to the north

Agriculture and residential

Adjoining use to the south

Agriculture and residential

Adjoining use to the east

Agriculture and residential

Adjoining use to the west

Agriculture and residential

Has the site been developed previously?

Yes

Proposed primary use

Housing

Other uses proposed

Retail , All other types

Number of dwellings proposed

250

Type of housing proposed

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

Other type of housing

No answer given

Density proposed

32.5 dph

Proposed tenures

Market housing - Owner occupied , 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

Small local shop

Net floorspace proposed

No answer given

Gross floorspace proposed

500 sqm

Number of hotel rooms proposed

No answer given

Amount of development proposed

Community rooms 100sqm

Description

If required by the community

Can suitable access be achieved for the site?

Suitable access is achievable

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

Via Bedford Road and Wood End 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)

250

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?

No answer given

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

At this stage we have no detailed proposals but at the time of any planning application the scheme would comply with whatever current regulations and best practice mitigation measures are available to minimise greenhouse gas emissions.

Attachments

File: Gibraltar Beds Vision_August2020_Submission version.pdf

File: Heritage Impact Assmt

Site size (ha)

23.18

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 , Site is likely to be achievable

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 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

+ 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?

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.

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 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?

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?

? 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?

? 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?

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 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

? Potential capacity problem requiring mitigation

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

The site consists of 3 areas in the hamlet of Gibraltar Corner approximately 3.1 miles west of Bedford town centre. The eastern one has access from the Ridge Road, the western one has access from Wood End Lane and Wootton Road and the third one between the other two has access from Wootton Road. Bus stops are located in a radius of 100m around the three sites with 4 services an hour in each direction. On the east site only there is a footway outside of the site in Ridge Road of 1.2m width. There are no formal cycleways serving the site. A Transport Assessment (TA) will be required to identify the impact on traffic congestion and to recommend satisfactory facilities for both pedestrians and cyclists. Re-design of the Wood End Lane/Ridge Road and Ridge Road/Home Road junctions as a roundabout or signalised junction may be necessary to mitigate the rising traffic of the development. This is likely to be costly, however may be acceptable given the numbers of homes proposed. Development of footways across Wootton Road and Wood End Lane in the frontage of the sites required.

Contaminated Land

Nothing chosen

Environmental Health note

only road traffic noise

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 in combination with Site 1333. The site is able to deliver green and blue infrastructure meeting the Local Plan's objectives. Allocation principles include: - preparation of a masterplan, - development for residential and open space, - delivery of a section of the Bedford to Milton Keynes Waterway Park, - contribution towards and delivery of planting for the Forest of Marston Vale, - Transport assessment, sustainable transport connections and mobility hub, - site specific flood risk assessment, - consideration of heritage assets including opportunity to preserve important example area of ridge and furrow, - 2.4ha serviced site for a 2FE primary school. The site in conjunction with Site 1333, is large enough to provide a school. Site is proposed for allocation HOU13 Land at Gibraltar Corner.