Call for Sites Form

Form ID: 714

Land owner

No answer given

N/A

Land At Luton Road, Wilstead

Map 1233
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Field

Residential, school

Fields

Field, Residential

Residential

No

Housing

Nothing chosen

250

Family houses

No answer given

28 dph

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access will be provided off Luton Road as indicated on the Site Location Plan.

Yes

No

No

No

100

150

No answer given

No answer given

2027

The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage

9.13

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

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.

+ The site is not within or adjoining the air quality management area.

x The site is within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk. , xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

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.

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.

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

+ The proposal includes or is within 800m of a publicly accessible sports facility.

0 The proposal is likely to have a neutral effect on the landscape.

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

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

+ The site is not located in a source protection zone.

+ 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).

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk

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.

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located on the east side of Luton Road and at the rear of properties fronting onto Howard Close. The potential access fronting Luton Road is opposite the junction with Pollards Close. Luton Road is a classified road of 30mph speed limit and continues north, linking with the cross road junction Church Lane to the west and Cotton End Road to the east. The area (and Luton Road especially) have moderate traffic congestion during both AM and PM peaks. Luton Road and Bedford Road are both bus service routes. The nearest bus stops are located on Luton Road, approximately 160m to the south of the site. Passengers travelling northbound have a bus shelter. There are also bus stop facilities on Bedford Road approximately 320m north of the junction with Church Lane. Both bus stops are within the maximum 400m walking distance. The carriageway has hatched markings outside the site. Pedestrian crossing refuge islands are located on the south side with only a refuge island on the north side on Luton Road. Outside the site is a verge with 1m footway and at the back of the grass verge, a slabbed water course running along Luton Road. The current bus service to Wilstead operating Monday to Saturday (exc Bank holidays) is route no. 44 by Grant Palmer Limited. This service runs every hour. The proposed access is directly from Luton Road. This will require some tree/orchard removal, which will be relocated on the land itself as part of any development. Given the number of dwellings proposed, an access road to adoptable standards would be required in accordance with Bedford Borough Council's highway standards and the required radius kerbs. Geometry of the adoptable road must be accommodated within the limits of the site frontage. Given the length of the site frontage, it appears that an adoptable access road junction can be accommodated with the curtilage. Although footways are present outside the site, the width of the footway is sub-standard however given the wide verges there is scope to widen them to current standards of at least a width of 2m. There is no provision for cyclists, however given the 30mph speed limit and the scale of the development, the TA shall introduce measures to provide and improve facilities for cyclists. The frontage of the site appears to be of sufficient width for an adoptable road off Bedford Road, and the required 2.4m x 90m visibility splays can be achieved on both sides, provided that the footway is widened to at least 2.0m and any hedging set back behind the visibility splays. However the visibility splay in the Y direction will depend on the 85th percentile speeds to be determined from a speed survey along Luton Road in the vicinity of the site.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.