Call for Sites Form

Form ID: 807

Other (please specify)

Please Contact The Agent: Phillips Planning Services Ltd

Yes

Land south of St Neots Road (A428) 23 ha

Map 1233
Show full map

Agriculture

Howbury Hall

A421

Agriculture

Agriculture

No

Employment

Employment

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

B1, B2 & B8

21,000 sqm

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

The site would be accessed from a new roundabout junction on St Neots Road as shown on the Indicative Master Plan.

Yes

No

No

No

No answer given

No answer given

No answer given

No answer given

2024

Please see accompanying statement

23.84

Above

None

Include in next stage of assessment

Site is available

Include in next stage of assessment

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

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

+ 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.

+ 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

xx Protected species recorded on the site

? Uncertain or insufficient information

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

xx Opportunity area for 3 or more ecosystem services covers more than 50% of the site.

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

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

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

+ 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.

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.

+ Proposal includes permanent economic and employment opportunities.

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.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

x The site is separated from 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 site is not on best and most versatile agricultural land as defined in the NPPF.

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

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

0 Residential development not proposed.

0 Residential development not proposed.

x The site is not 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.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

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

+ 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.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The proposed development is to be accessed off St Neots Road in the NW of the site, via a proposed new roundabout. The proposal will require adoptable standards in accordance with Bedford Borough Council’s highway standards. Traffic conditions on St Neots Road can be slow moving, particularly around peak times, and any new development would have to demonstrate that there is no adverse impact on the A4280. The closest bus stop is about 600m to the west. Shared cycle connectivity available approx 600m to the west. The site would be accessed from a new roundabout junction on St Neots Road. The closest bus stop is about 600m to the west - investigate potential for closer additional PT provision. Expand footway along St Neots road and provide shared cycle connectivity to the existing shared cycle route 600m west. Highways England should kept informed about the proposed development, as there may be adverse impact on the A4280.

Nothing chosen

employment use just needs to ensure won't affect housing to the north west or farm house to the west

Site does not fall within the boundary of a MSA.

The site is not a preferred location for employment development because alternative sites are better located.