Call for Sites Form

Form ID: 932

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 School Approach, Sharnbrook

Location plan

Show full map

Current use of land

Agricultural

Adjoining use to the north

Education

Adjoining use to the south

Agricultural land

Adjoining use to the east

Residential and HIghway

Adjoining use to the west

Agricultural land and existing planting

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Housing , All other types

Number of dwellings proposed

104

Type of housing proposed

Family houses

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

2.94 ha (Drop-off Facility)

Description

Provision of drop-off facilities for public transport serving the Sharnbrook Academy, The submitted details also make a substantial allowance for additional structural planting.

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 School Approach and off Odell 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)

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?

During 2025/26 based on the following indicative timeframe: - Submission and determination of application – Q1 2024/25 - Sale of Site - Q3 2024/25 - Reserved Matters Application – Q4 2024/25 - Commencement Q2 2025/26 Development timeframe assumes full build out by 2029/30 (c.25-30 completions per annum) Note that this timeframe can be achieved cumulatively with delivery of the same landowner’s interests South of Odell Road. 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. 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. 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)

10.35

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 6 is recorded where 6 is 11 – 20 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?

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?

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 6 is recorded where 6 is 11 – 20 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?

+ 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?

+ 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?

+ 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?

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?

? 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 6 is recorded where 6 is 11 – 20 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

+ No capacity issues

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

The site is located on the western side of Odell Road and School Approach, in the village of Sharnbrook approximately 9 miles north of Bedford town centre. Access points are located on School Approach and Odell Road. Congestion in the vicinity is limited to school start and finish times. The nearest bus stop facilities are located approximately 700m east of the site on Odell Road. There is no footway serving the site. 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 as 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. A 2m footway would be necessary serving the site. At the north side of the site the Odell Road speed limit could be reduced. Consideration of a bus stop and or route entering the site in order to make any dwellings at the extreme end of the site boundary more accessible to the bus service.

Contaminated Land

Nothing chosen

Environmental Health note

noise from santa pod

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 because its location is not in accordance with the development strategy.