Call for Sites Form

Form ID: 942

Interest in land

Other (please specify)

Specify 'other' land interest

Please contact the agent: Andrew Parry, DLP Planning Ltd

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

Yes

Address of site

Greyfriars Police Station

Location plan

Show full map

Current use of land

Redundant Police Station (Sui Generis)

Adjoining use to the north

Residential

Adjoining use to the south

Retail

Adjoining use to the east

Residential

Adjoining use to the west

Highways land / Bus Station

Has the site been developed previously?

Yes

Proposed primary use

Housing

Other uses proposed

Retail

Number of dwellings proposed

100+ dwellings

Type of housing proposed

Flats

Other type of housing

No answer given

Density proposed

Approx 200dph+

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

TBC

Net floorspace proposed

Up to 1,000sqm

Gross floorspace proposed

Up to 1,000sqm Open Space in accordance with Town Centre Masterplan

Number of hotel rooms proposed

No answer given

Amount of development proposed

No answer given

Description

No answer given

Can suitable access be achieved for the site?

Suitable access is achievable

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

Greyfriars (Primary Access), Priory Street (Secondary Access)

Is the site available for development now?

Yes

Is the site currently subject to a planning application?

Yes

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)

200+

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?

2022/2023

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

The site exhibits a highly sustainable location and is very well located close to the key public transport networks and services and facilities within the Town Centre. The use of the private car will therefore be minimised as much as possible. In principle the development of the site will set out to meet the requirements of Policy 51S and Policy 54 in terms of energy efficiency. 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

No uploaded files for public display

Site size (ha)

4.68

Site size threshold

Above

Overriding constraint?

Site already allocated in development plan

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 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?

xx The site is within the air quality management area

2a. Within or adjoining site of nature conservation importance

+ The site is not within or adjoining a site of nature conservation importance

2b. In an area where protected species are known or likely to exist?

? Uncertain or insufficient information.

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 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?

+ Proposal includes a main town centre use in or on the edge of a town centre.

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?

0 The proposal is likely to have a neutral effect on the landscape.

8b. Within the existing settlement form?

N/A in UAB

9a. On previously developed land?

+ All or a majority of the site is 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?

? 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?

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 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?

? 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

Primary access on Greyfriars is very close to a junction which could create a safety problem if large numbers of vehicles are using it. Secondary access is on Priory Street which is very narrow so also wouldn't be suitable for large numbers of cars. Most roads in the area show moderate traffic throughout the day with the potential for this to easily become heavy traffic if more vehicles are added. As the site is an old police station there are several good pedestrian access points to the site and good pedestrian infrastructure connecting to the bus station opposite, which has several bus services with 4+ services per hour for each. An on-road non-segregated cycle lane is directly outside the site. Vehicle access and road capacity is generally poor but due to the location opposite the bus station and with good walking and cycling links, it would be reasonable to limit car usage. Car parking should be limited to a very small number (i.e. disabled parking only) and should mainly use the Greyfriars access to the site.

Contaminated Land

Nothing chosen

Environmental Health note

noise from roundabout road traffic, bus depot and nearby commercial sources

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is already allocated in the development plan (LP2030 policy 11)