Call for Sites Form

Form ID: 689

Interest in land

Other (please specify)

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

Brook End Farm Yard Riseley Road Keysoe Bedford MK44 2HS 0.5 ha.

Location plan

Show full map

Current use of land

Farm yard and residential property

Adjoining use to the north

Highway with agricultural land beyond

Adjoining use to the south

Agricultural Land

Adjoining use to the east

Residential

Adjoining use to the west

Residential

Has the site been developed previously?

Yes

Proposed primary use

Housing

Other uses proposed

Nothing chosen

Number of dwellings proposed

8 to 10 dwellings

Type of housing proposed

Family houses , Self-build/Custom build homes

Other type of housing

No answer given

Density proposed

20 dwellings / ha

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

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?

The access point will utilise the existing access point for the farm yard. There is a second access point onto Riseley Road from an existing bungalow. This is a 30 m.p.h speed limit section. Adequate width and visibility splays can be achieved to serve a residential development. The access is shown on the site location plan.

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)

X 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?

2025

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

The site is within a rural location which can help meet local housing need. However, residential development would seek to adopt the code Sustainable Homes which is a set of environmental standards that new houses would have to meet. This would include energy efficiency, waste, materials used in construction, water use. Given that it is not in a highly sustainable location it would be proposed to promote the use of electric cars by ensuring each dwelling provided an electric charging point. In terms of green infrastructure and bio-diversity, development of the site would seek to have a net gain in biodiversity and this would be evidenced through the use of an agreed bio-diversity accounting method. Also the development would seek to achieve a target of 25% tree canopy cover which would include tree planting but could also include the use of green walls and roofs.

Attachments

No uploaded files for public display

Site size (ha)

0.47

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

? 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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

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

xx There is no public transport within 10 minutes’ walk to enable access 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

+ 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.

++ Opportunity area for fewer than 3 ecosystem services.

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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

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

xx There is no public transport within 10 minutes’ walk to enable access 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 is within 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?

x The development will not meet identified 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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

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

xx There is no public transport within 10 minutes’ walk to enable access to a major employer.

15e. Connect highway without constraint?

+ No access constraints

15f. Highway or junction capacity issues

+ No capacity issues

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

See comments for Site 406, as site is located further east towards B660. Access from Riseley Road. No specific footway or cycle connectivity but the rural location reasonably allows for cycling on most local roads. Bus stop east on B660 served by route 28A. Potential to improve the pedestrian access to the site, highway ownership needs investigating on the southern side of Riseley Road.

Contaminated Land

Nothing chosen

Environmental Health note

no noise concerns

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.