Call for Sites Form

Form ID: 918

Other (please specify)

Agent

Yes

Land south of Odell Road, Sharnbrook

Map 1233
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Agricultural

Residential

Agricultural land/ecological habitat

Residential

highway/agricultural land

No

Housing

Housing , Retail , All other types

397

Family houses , Older people housing

No answer given

35 dwellings per net ha

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

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

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

Suitable access is achievable

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

Yes

No

No

No

150

250

No answer given

No answer given

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 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.

46.76

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

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.

+ The site is not within or adjoining the air quality management area.

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

xx Protected species recorded on the site

? Uncertain or insufficient information

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance the network.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

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.

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.

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

+ The proposal includes or is within 800m of a publicly accessible sports facility.

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

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

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

+ The site is likely to provide a mix of housing and include affordable housing.

+ The development will meet identified housing needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

+ 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.

+ The development is likely to increase public surveillance or increase activity.

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

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

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk

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.

+ No access constraints

? Potential capacity problem requiring mitigation

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.

Nothing chosen

noise from school and Santa Pod

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

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