Call for Sites Form

Form ID: 918

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 south of Odell Road, Sharnbrook

Location plan

Show full map

Current use of land

Agricultural

Adjoining use to the north

Residential

Adjoining use to the south

Agricultural land/ecological habitat

Adjoining use to the east

Residential

Adjoining use to the west

highway/agricultural land

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Housing , Retail , All other types

Number of dwellings proposed

397

Type of housing proposed

Family houses , Older people housing

Other type of housing

No answer given

Density proposed

35 dwellings per net ha

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

Land for up to 2FE Primary School (2ha) Land for Local Centre (1ha) 25ha minimum formal and informal open space

Description

Land to the east of Odell Road, presents an exceptional opportunity to deliver the strategic objectives of the adopted Local Plan. The land, which is in a single ownership and is otherwise without physical constraint, adjoins the settlement edge and in close proximity to the village centre. The site, as master-planned can accommodate a substantial proportion of residential growth (circa 400 dwellings) and meet the future requirement(s) for a 2FE Primary School and the creation of a new Local Centre together with the creation of a 25ha countryside parkland greenspace area (countryside park), which will enhance local recreation, open space and green infrastructure provision. The creation of this area, adjacent to the River Gt Ouse will serve to both enhance the setting of Sharnbrook but will also provide opportunities for the delivery of ecological mitigation and enhancement. Land to be managed for Ecology and a Riverside Park would additionally introduce a series of new footpath connections, linking to those currently within the area and providing greater linkages to the open countryside

Can suitable access be achieved for the site?

Suitable access is achievable

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

Access can be achieved via Odell Road and a comprehensive access and movement improvement scheme forms part of the master 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)

150

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

250

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?

2026/27 - Submission and determination of application – Q2 2024/25 - Sale of Site – Q1 2025/26 - Reserved Matters Application – Q3 2025/26 - Commencement Q2 2026/27 Development timeframe assumes full build out by 2032/33 (c.50-60 completions per annum) Note that this timeframe can be achieved cumulatively with delivery of the same landowner’s interests off School Approach. This timetable assumes no further progress with site assessment and potential allocation through the Sharnbrook Neighbourhood Plan

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

The settlement of Sharnbrook provides a good range of local services and facilities and includes a post office, convenience store, a pharmacy, restaurants, cafes, public houses, a Sharnbrook Primary School and Sharnbrook Academy, which has a ‘good’ ofsted rating, hence its designation as a Key Service Centre. The site is well-located immediately adjacent the existing settlement form and would offer easy access to new and existing facilities on foot or by cycling as part of seeking to encourage model shift. The site would also contribute to traffic calming along the existing Odell Road and contribute to a reduction in congestion at school ‘drop-off’ and collection. Sharnbrook is also served by several bus routes, including bus route 50 (Bedford – Kettering) and bus route 51 (Bedford – Rushden 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 and seeks to deliver biodiversity net gain. 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: BE5229(7)-SK05-Rev D_Illustrative Masterplan V2.pdf

File: Covering letter redacted

File: Preliminary Ecological Appraisal

Site size (ha)

46.76

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

? 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 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

? The site is within the impact risk zone of an SSSI / National site network site

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?

+ 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.

+ 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 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?

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?

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?

+ The proposal includes or is 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?

? 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?

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

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?

? 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 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 east side of Odell Road, in the village of Sharnbrook approximately 8.8 miles north of Bedford town centre. Congestion in the vicinity is limited to school start and finish times. There is a bus stop in the vicinity of the site near the Odell Road/School Approach roundabout. There are no footways serving the site. However, north of the Odell Road/School Approach roundabout there is a 1.6m footway on the other side of Odell Road. There are no specific provisions made for cyclists although they can use the carriageway. A Transport Assessment will be required to identify the impact of traffic on Odell Road as well at the Odell Road/School Approach roundabout. The proposal will require a road to adopted standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs.

Contaminated Land

Nothing chosen

Environmental Health note

noise from school and Santa Pod

Mineral Safeguarding Area

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

Site assessment conclusions

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.