Call for Sites Form

Form ID: 7432

Interest in land

Other (please specify)

Specify 'other' land interest

Agent

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

Yes

Address of site

Land south of Bromham Road, Biddenham

Location plan

Show full map

Current use of land

The site is currently formed of a single paddock.

Adjoining use to the north

To the north of the site is existing housing north of Bromham Road and the Bromham Rd

Adjoining use to the south

Adjoining use to the east

A6 & Bromham Rd

Adjoining use to the west

To the west is a small arable agricultural field between the site and the River Great Ouse.

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Nothing chosen

Number of dwellings proposed

35 - 45

Type of housing proposed

Family houses , Older people housing

Other type of housing

No answer given

Density proposed

25 - 45 / 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?

There is currently no direct access from the site to the adopted highways, with the current access being taken from the neighbouring field. Initial works however have demonstrated that a suitable access to the site is likely to be achievable from Bromham Road to the north, even when considering existing allocated land to the north.

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)

The site is immediately deliverable and could deliver now well ahead of the Plan being adopted. The site could deliver in full within the first 3-5 years of the Plan being adopted, the earlier the delivery subject to an early indication of inclusion as an allocation.

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?

Subject to being included as an allocation in the submission Plan, we see no reason why development could not begin the same year as the Plan’s adoption.

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

The site is located within walking distance of services, facilities and sustainable transport modes (particularly bus due to the existing stops adjacent to the site) which will lessen reliance on private vehicle travel and promote modal shift. All units proposed will be built to create high levels of thermal performance to reduce energy need and where possible will be orientated to take advantage of passive solar gains. It is intended to create a good level of air tightness which will prevent the loss of warm air from the new units and greatly improve loss from the existing building, thereby reducing heating needs/demand. The level of insulation affects the ability to maintain a comfortable internal temperature Good levels of insulation will be used to prevent heat loss from inside to outside in the winter, and heat gain from outside to inside in the summer. Low water usage within the dwellings will be achieved through the following: • Efficient washing machines • Dual flush cisterns • Low usage fittings restrictors on taps, showers etc The site is located between two existing allocations, which demonstrates beyond any reasonable doubt that this area is considered to be suitable and sustainable for residential development.

Attachments

File: Biddenham Site Submission Letter_Redacted.pdf

Site size (ha)

No answer given

Site size threshold

Above

Overriding constraint?

Site not in accordance with the emerging development strategy , Site already allocated in development plan

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

x The site is not within or adjoining the urban area or 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?

? 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?

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance the network.

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?

x The site is not within or adjoining the urban area or 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 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?

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?

x The site is separated from 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?

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

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?

x The site is not within or adjoining the urban area or 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 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?

15e. Connect highway without constraint?

? Potential access requiring mitigation

15f. Highway or junction capacity issues

+ No capacity issues

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

The site is located to the south of Bromham Road, north of the A6/A4280 Bromham Road and lies some 4 km (2.48 miles) north of Bedford town centre. There are significant barriers to access from Bromham Road but theses can potentially be mitigated. There is an existing access off Bromham Road to the west of site and it is proposed as potential access for the site. However, this access is on third party land and currently used by the adjoining land to the west of the site. A new site access off Bromham Road is possible if any forward visibility limitations can be overcome. It is expected that the access junction and access road serving up to 40 houses would be adopted. The nearest bus stop is located on Bromham Road adjacent to the site. There is footway and segregated cycle route connectivity from Bromham Road to the local road network. There is no significant traffic congestion from Bromham Road through to the A6/A4280. Suggested Mitigation Measures: • Access rights would need to be negotiated to use the existing access off Bromham Road to the west of the site. The site access layout for the site and adjoining land to the west must not compromise safety; • For a new access off Bromham Road, a speed survey should be carried out on Bromham Road at the proposed site access point to help establish forward visibility requirements. Bromham Road is an unclassified road with a posted speed limit of 30 mph.

Contaminated Land

Nothing chosen

Environmental Health note

No major concerns but consideration would need to be given for road traffic noise assessment.

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is outside of the urban area. The location is not consistent with the Council’s preferred strategy. In addition, this site falls within the development area of Policy H6 of the 2002 Local Plan policy for Biddenham Loop which intended the land to be kept free from development.