Call for Sites Form

Form ID: 884

Interest in land

Other (please specify)

Specify 'other' land interest

Please contact the agent: Gareth Wilson, Barton Willmore.

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

Yes

Address of site

Land north of Cemetery Road, Kempston, Bedford, MK43 8RA 5.49 ha

Location plan

Show full map

Current use of land

No answer given

Adjoining use to the north

Public footpath (Church Walk) and river floodplain

Adjoining use to the south

Old Cemetery Road/ Residential

Adjoining use to the east

Sports & Recreation

Adjoining use to the west

The Branston Way (A428)

Has the site been developed previously?

Proposed primary use

All other types

Other uses proposed

Housing , All other types

Number of dwellings proposed

Type of housing proposed

Family houses , Flats

Other type of housing

No answer given

Density proposed

37dph

Proposed tenures

Market housing - Owner occupied , Market housing - Private rented housing , 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

2000-3000m2 of Sui Generis . Potential for business space/shared offices

Description

Community Centre with space for auditorium, community meeting rooms, café, business start-up/shared workspace and education. Outdoor recreation/amenity space also to be provided

Can suitable access be achieved for the site?

The current access is unsuitable/requires improvement

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

See attached Site Location Plan showing two existing access points with potential for a new access point to the east of Walnut Tree Cottage, along Cemetery Road

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)

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?

2023/24

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

Generation of much needed community space in this location will enable the local population to access community facilities within easy reach and via non-car modes, thereby assisting in the reduction of carbon emissions. The site is situated in close proximity to bus stops and is within 15-20 minutes cycle distance of Bedford Town Centre and Bedford Station. The site has potential to produce a highly sustainable community centre, incorporating sustainable materials and a fabric first approach to reduce its carbon footprint and energy demands. The building would be of sufficient size to accommodate PV panels and renewable energy. The site’s existing grassed area presents good opportunity for ecological enhancement and the creation of biodiversity net gain. There is also scope to incorporate Sustainable Drainage Systems (SuDS) such as ponds, swales and detention basins, which provide attenuation as well as water quality treatment and amenity benefits. Homes within the development will achieve at least a 19% reduction in carbon emissions below the Building Regulation requirement and incorporate renewable energy sources. All new residential development will achieve the higher water efficiency standard in the Building Regulations, subject to viability.

Attachments

File: Heritage appraisal redacted

File: Flood risk and drainage redacted

File: Supporting statement redacted

File: Flood extent map

Site size (ha)

5.42

Site size threshold

Above

Overriding constraint?

None

Stage1 conclusion

Include in next stage of assessment

Stage 2 Assessment of suitability, availability & achievability

Site is available , Site is likely to be achievable

Stage 2 conclusion

Include in next stage of assessment

1a. Within or adjoining UAB SPA or built form of a small settlement

+ The site is within or adjoining the urban area UAB.

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. , x The site is 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?

x Protected species could be affected.

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.

xx Opportunity area for 3 or more ecosystem services covers more than 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?

+ The site is within or adjoining the urban area.

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?

+ 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?

+ 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?

N/A in UAB

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?

x The majority of the site is within flood zone 2.

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 the urban area.

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?

+ 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 two access points of the site is via Cemetery Road before and after the Cemetery Road/Martell Drive roundabout. There is a bus stop south of the site in the Cemetery Road. The footway in Cemetery Road is around 1.5m and there is not cycle track. Potential signalisation of the Cemetery Road/Martell Drive roundabout would solve any traffic problems that could arise from the development. A Transport Assessment (TA) will be required to identify the impact of traffic and satisfactory facilities for both pedestrians and cyclists. Widening of the footway would be necessary.

Contaminated Land

Nothing chosen

Environmental Health note

no noise concerns

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is designated as urban open space and development of it would compromise the reason for designation which is Criterion 9 -the site acts as a visual break and allows for views across to the open space to the north of the site. It is adjacent to the river within the Upper Great Ouse River Valley Green Infrastructure Opportunity Zone (ADLP Policy 24) and part of the site lies within land liable to flood. The land is surrounded by planned new development west of Bedford and is within the Land West of Kempston development area (Local Plan 2002 Policy H7) where it was intended to be kept free of development. The site is not proposed for allocation.