Call for Sites Form

Form ID: 832

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 at Station Road, Oakley

Location plan

Show full map

Current use of land

Agricultural land and an area of school playing fields belonging to Lincroft School

Adjoining use to the north

Commercial uses

Adjoining use to the south

Highway / residential

Adjoining use to the east

Railway embankment / housing

Adjoining use to the west

Highway / education / residential

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

All other types

Number of dwellings proposed

200-250 Units (inc of Neighbourhood Plan allocation)

Type of housing proposed

Family houses

Other type of housing

No answer given

Density proposed

27-33 dwellings per net ha (based on up to 50% of gross site)

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

c. 4.3 ha – Relocation of Lovell Road Sports Pitches c. 2ha Oakley NP Allocated Site c.7ha Further Residential Development Balance of Gross Site area to be provided as open space, landscaping and route of distributor road

Description

In addition to the proposed residential development of the land, including that related to the NP designated area, and the proposed residential development of the current Lincroft School recreation land (under an agreement for a ‘land swap’ with the Sharnbrook Academy Federation – SAF), the development proposal will create a new, self-contained Lincroft School Campus. This will provide for a dedicated school access thus relieving current traffic congestion and environmental issues associated with the current access provision at Oakley, together with additional parking (cars and coaches//buses) and circulation space, expanded, new sports facilities, inc new teaching space (for sports) changing facilities etc). The existing school sports facilities are separated from the School which is disruptive and has safety implications. The development of the land would also allow for the provision of a new highways/movement corridor and significantly better traffic management (as set out on master plan) which will have significant environmental and amenity benefits

Can suitable access be achieved for the site?

Suitable access is achievable

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

Station Road, north of Lincroft School and Lovell Road, south of Lincroft School playing pitches.

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)

200-250

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?

2025/26 - Submission and determination of application – Q1 2024 - Sale of Site – Q3 2024 - Reserved Matters Application – Q4 2024 - Commencement Q1 2025 Development timeframe assumes full build out by 2028/29 Note that the northern portion of the site (c.2ha) is allocated for development under Policy HG1 of the Oakley Neighbourhood Plan and proposals for this area could proceed in advance of the indicative timeframes set out

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

The site is wholly contained by development or built infrastructure and is very well located to the structure, from and character of the village. Additionally, we consider Oakley to be a sustainable location for new development on the basis of the services and facilities it currently offers and its proximity to the urban area of Bedford (and the larger village of Clapham). The village’s contribution towards meeting the needs of the wider rural area exceeds that of other settlements classified as Rural Service Centres. Furthermore, the proposed development would offer the opportunity to complement and enhance these existing facilities by enabling the existing, well-established and popular Lincroft School to both improve to better meet the needs of its pupils and staff and increase capacity to enable the school to meet the increased demands arising from planned growth within its catchment area (notably the level of growth currently planned at Bromham, Clapham and Oakley). The proposal would also provide the opportunity for the school to offer its sports facilities for community use whereas now the facilities are unlit and unsuitable for such use. Development of this site would have particular regard to the environment and biodiversity within it and through suitable mitigation measures would ensure the site is future proofed. Additionally, proposals would incorporate landscaping and open spaces, including suitable tree planting and through design, layout and orientation maximise the principles of sustainable design.

Attachments

File: 08.14.JG.BE5542P Land at Station Road, Oakley Masterplan Concept.pdf

File: Covering letter redacted

Site size (ha)

15.17

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

? 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?

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

1c. Accessible on foot to a primary school?

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 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?

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 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?

? 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?

++ 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 8 is recorded where 8 is 0 – 10 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?

+ The proposal includes or is within 400m walking distance of a publicly accessible open space that includes an equipped children’s play area of at least 200m2 .

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?

+ The site adjoins 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?

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

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?

+ 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?

+ 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?

? 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?

++ 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 8 is recorded where 8 is 0 – 10 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

x Serious capacity constraint

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

The site is located on land North of Lovell Road and East of Station Road between Oakley and Clapham. Access would be provided via Lovell Road and Station Road, adopted and classified roads comprising of a 6-6.6m wide single carriageway with grass verge outside the site but footway on the opposite side. Lovell Road normally carries light traffic, however, Station Road is often congested throughout the day but particularly at peak times. The footpath on the other side of the road is fairly wide but not of the best quality on Lovell Road, while on Station Road it is fairly good quality. The Lovell Road one isn't suitable for wheelchairs. There is no cycle path in the vicinity. The closest bus stop on both roads are right in front of the site, serving buses 25 and 51 to Bedford, Rushden and Pavenham, at 3 times per hour frequency. A Transport Assessment should be developed to assess the impact of the development on the road network. The amount of extra traffic would likely cause increased congestion, particularly on Station Road. Cycle connection improvements would be recommended as well as improvement of the pedestrian facilities, such as improving the quality of the footpath on Lovell Road. Pedestrian crossings should be provided. Both roads are narrow so any mitigation requiring extra road capacity might be an issue.

Contaminated Land

Nothing chosen

Environmental Health note

predominant concern is railway noise

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. Part of the site is already allocated for residential development in the Oakley Neighbourhood Plan. The remainder of the site is not in a location that is in accordance with the development strategy.