Call for Sites Form

Form ID: 814

Interest in land

Other (please specify)

Specify 'other' land interest

Land Promoter

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

Yes

Address of site

Hill Farm, Mill Road, Sharnbrook

Location plan

Show full map

Current use of land

farm, farm shop and associated agricultural land

Adjoining use to the north

Residential

Adjoining use to the south

No answer given

Adjoining use to the east

A6/Agricultural

Adjoining use to the west

Railway/residential

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Retail , All other types

Number of dwellings proposed

Approx. 750

Type of housing proposed

Family houses , Self-build/Custom build homes , Older people housing , Flats , Other

Other type of housing

Care Home

Density proposed

25 dph

Proposed tenures

Market housing - Owner occupied , Market housing - Private rented housing , Affordable Housing - Affordable rent

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

Small scale convenience floorspace to meet new residents' day to day needs

Net floorspace proposed

TBC

Gross floorspace proposed

TBC

Number of hotel rooms proposed

No answer given

Amount of development proposed

TBC

Description

Primary School, multi purpose community building

Can suitable access be achieved for the site?

Suitable access is achievable

Where will the site’s access point(s) be?

Principal access point is proposed via a new roundabout on the A6, for which pre-application discussions with BBC Highways has confirmed acceptable in principle. Secondary access points are proposed to Mill Lane and Templars Way. Refer to accompanying 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)

350

6-10 years (2029/30-2033/34)

400

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

In view of the scale of development proposed, there is scope to incorporate a range of measures to respond to climate change as follows: • Compliance with current Building Regulations standards in respect of energy efficient, low energy use and adaptable homes • Scope to utilise renewable energy technology such as solar, CHP, etc subject to viability and suitability • Provision of on-site services and facilities to reduce the need to travel by private car such as retail, education and community • Surface water storage via SUDS increased to take account of climate change (currently +40%) • Site is located close to a sustainable settlement where there are a range of services facilities and public transport linkages • Existing bus services could be re-routed through the site to increase patronage by new residents • Scope to include extensive areas of public open space, landscaping, allotments to encourage healthier lifestyles and achieve net biodiversity gains

Attachments

No uploaded files for public display

Site size (ha)

52.60

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

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?

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?

xx Protected species recorded on the site

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.

x Opportunity area for 3 or more ecosystem services covers 25-50% 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 6 is recorded where 6 is 11 – 20 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?

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?

x Proposal includes a main town centre use in an out of centre location.

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?

+ 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?

+ 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?

+ The proposal is for or includes a community use or is likely to promote community collaboration and social interaction eg cultural, social, leisure and sporting uses.

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 6 is recorded where 6 is 11 – 20 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?

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?

+ No access constraints

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 site is located on the west side of A6, north of Mill Road and east of Templars Way, in the village of Sharnbrook, approximately 7.5 miles north of Bedford town centre. There are multiple access points to the site, from Templars Way on the northwest side of the site, A6 on the northeast of the site and Mill Road on the south side of the site. The highway network around the site experiences some traffic congestion. There are bus stops in the vicinity of the site, one on the north corner of the site near the Templars Way/A6 junction and one on the southwest corner of the site. There is no footway serving the site. However, both Templars Way and Mill Road have 1.5m footway on the other side of the road. There are no formal cycle track in the vicinity of the site but cycling is possible on-road. The size of the proposed development needs careful examination and further investigation for future construction. In this context, traffic modelling will need to be undertaken as part of the required Transport Assessment which will identify the impact. It should also include sustainable transport measures. A footway will be needed serving the site on some or all access routes (Templars Way and/or Mill Road) as well as pedestrian crossing facilities at the north corner of the site.

Contaminated Land

Nothing chosen

Environmental Health note

noise from rail line and A6

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 it is already allocated for residential development in the Sharnbrook Neighbourhood Plan (Policy S4).