Call for Sites Form

Form ID: 687

Interest in land

Land owner

Specify 'other' land interest

Please Contact the Agent: Martin Page, Brown & Co.

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

N/A

Address of site

Wyboston Lakes Limited Great North Road Wyboston Beds. MK44 3AL Submitetd by email: Wed 12/08/2020 17:32 Site Area: 21.2 ha.

Location plan

Show full map

Current use of land

Business/vacant

Adjoining use to the north

St Neots conurbation

Adjoining use to the south

Amenity areas

Adjoining use to the east

Golf course

Adjoining use to the west

A1/Phoenix Business Park

Has the site been developed previously?

Yes

Proposed primary use

Housing

Other uses proposed

Housing , Employment

Number of dwellings proposed

500

Type of housing proposed

Family houses , Older people housing , Flats

Other type of housing

No answer given

Density proposed

65 Dwellings / ha

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

Class B1 uses

Gross floorspace proposed

63,000 m2

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?

Current access/new access onto the A421 – as previously approved (refer to location Plan).

Is the site available for development now?

Yes

Is the site currently subject to a planning application?

Yes

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)

500 dwellings

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?

2 years

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

6.1 The council has declared a climate emergency. Please explain how your proposal will respond to climate change (see Local Plan 2030 Policy 51S) Through the use of energy efficient construction and buildings, on site renewable energy initiatives and SUDS proposals.

Attachments

File: Supporting statement redacted

File: Draft plan consultation statement

File: Heritage Impact Assmt

Site size (ha)

39.8

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 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?

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?

? 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 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 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?

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?

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

9a. On previously developed land?

+ All or a majority of the site is 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?

? 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?

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?

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 development proposes to convert the currently business / vacant area East of A1 / A428 junction into a housing and employment site. Access will be provided onto the A428 although due to the size of the development, secondary accesses will almost certainly be required. The A428 is a single carriageway with 1 lane in each direction with significant flows of traffic, which can become congested if an issue arises at adjacent junctions. The potential development would have an impact on the highway in terms of increased pedestrian and vehicular generation. The A1 and A428 are both maintained by Highways England and of 60mph speed limit. Neither road has pedestrian or cycling provision although there is a short segregated cycle path abutting the A1 junction from the other (Western) side that is within 200m of the development. The closest bus stop to the south is 550m from the site serving the 905 connecting Bedford and Cambridge approximately twice per hour. The closest bus stop to the North is at similar distance with occational (less than once an hour) connection to St Neots by bus 63. A Transport Asssessment would be needed to assess the impact of the development on the local highway network, particularly on the A1 / A428 junction. The site is almost certain to require a secondary access point given its scale. Consider the safety implications of egress to the highway network - such as traffic light controls at the access point. Improve public transport accessibility, consider extending bus route into the development if approved and increasing frequency. Improvement of pedestrian and cycle access would be needed - provision of a footpath and designated cycle path, as well as crossing facilities across the A1 and A428.

Contaminated Land

Nothing chosen

Environmental Health note

site is on A1 with commerical to north both being noise sources

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site has a number of previous planning permissions (including for employment) which have not been implemented. Policy 73 provides an appropriate context for determining any future planning applications, Residential development here does not relate well to existing settlements.