Call for Sites Form

Form ID: 892

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 east and west of Barford Road, Little Barford St Neots

Location plan

Show full map

Current use of land

Manor house and associated buildings and grounds, farm buildings and agricultural land

Adjoining use to the north

RWE power station and Alington Road Industrial Estate

Adjoining use to the south

Agriculture

Adjoining use to the east

Agriculture

Adjoining use to the west

River Great Ouse

Has the site been developed previously?

Yes

Proposed primary use

Housing

Other uses proposed

Employment , All other types

Number of dwellings proposed

1,115-1305 subject to proportion of mixed-used area and setting of listed buildings

Type of housing proposed

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

Other type of housing

No answer given

Density proposed

30-35 dph away from listed buildings

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

B1, B2 and B8

Gross floorspace proposed

B1: 9,616-20,244m2 or B2: 7,191-15,176m2 or B8: 6,568-13,861m2 or a mix of these uses (mix subject to employment evidence)

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

Refer to AL2 representation additional information sheets

Description

It is anticipated that a development of this scale would be supported by D1 uses. The exact nature and scale of these uses will evolve in parallel with Bedford Borough Council’s evidence base.

Can suitable access be achieved for the site?

Suitable access is achievable

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

Refer to drawing 60830-PP-005

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)

885

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

420

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?

2024

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

The site promotes sustainable transport methods and will deliver an appropriate layout, design and landscaping to encourage walkable neighbourhoods, promote the use of renewable energy and/or energy efficiencies in the fabric of the buildings.

Attachments

File: Call for sites redacted

File: Promoter site assessment

File: Highways and Development Parcels Parish Growth

File: Financial Viability Letter

File: Letter 25 May 2021

File: Heritage Impact Assmt

File: letter 29th Oct 2021

File: Landscape and Visual Statement

File: Botany Assessment CWS

File: Botany Assessment RWE power station

File: Prelim Ecological Assessment

File: Land promotion areas

File: SSFRA

File: Surface Water Drainage 1

File: Surface Water Drainage 2

File: Surface Water Drainage 3

File: Surface Water Drainage 4

File: Surface Water Drainage 5

File: Technical Note Utilities

File: Transport Assessment 1

File: Transport Assessment 2

File: Transport Assessment 3

File: Transport Assessment 4

File: Transport Assessment 5

Site size (ha)

87.46

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?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

1c. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

1d. Accessible on foot or by bus to a major employer?

xx There is no public transport within 10 minutes’ walk to enable access 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.

+ 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?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

3d. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

3e. Accessible on foot or by bus to a major employer?

xx There is no public transport within 10 minutes’ walk to enable access 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

xx The proposal has the potential to cause very high harm (which may reach the level of substantial harm) to a heritage asset. Development with this level of impact will be removed from further consideration unless it can be demonstrated that the harm can be avoided, mitigated or outweighed by substantial public benefits.

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?

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

10a. Within a groundwater source protection zone?

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

11a. At risk of flooding?

xx Development would be in flood zones 3a or 3b.

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?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

15c. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

15d. Accessible on foot or by bus to a major employer?

xx There is no public transport within 10 minutes’ walk to enable access to a major employer.

15e. Connect highway without constraint?

? Potential access requiring mitigation

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

Access via several points along Barford Road. Widening of Barford Rd and new junctions would be required for access, and these would need to cater for far more vehicles than the above proposal for this site due to the drastically higher number of homes (compared to sites with IDs 872 & 873). Some light traffic can be seen in the area which could worsen with 1000+ houses. Situation re PT, pedestrians and cycles is the same as for the other proposal for this site (site ID: 872 & 873). Widening and new junctions for access on Barford Road. For improved pedestrian and cycle connectivity it would be necessary to connect to the existing footway (approx 250m away). Widening of the existing footway and conversion to cycle/pedestrian route up to the A428 roundabout would be suggested. This would allow cycle/pedestrian access to the supermarket, bus services and further into the town.

Contaminated Land

Nothing chosen

Environmental Health note

close proximity to little barford power station and rail line

Mineral Safeguarding Area

Part of the site falls within the boundary of a MSA.

Site assessment conclusions

The proposal of the scale proposed does not fit with the development strategy however the site falls within a larger site (Site 907) proposed for allocation HOU19 Little Barford new settlement.