Call for Sites Form

Form ID: 947

Interest in land

Other (please specify)

Specify 'other' land interest

Please contact Agent: Alistair Hoyle, Axis PED Ltd

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

Yes

Address of site

Land west of Wilstead Road, Elstow. 42 ha

Location plan

Show full map

Current use of land

Unrestored Former clay workings

Adjoining use to the north

Council owned former landfill

Adjoining use to the south

Council owned former landfill

Adjoining use to the east

Care home

Adjoining use to the west

Railway line and aggregate railhead facility

Has the site been developed previously?

Proposed primary use

Employment

Other uses proposed

Retail

Number of dwellings proposed

No answer given

Type of housing proposed

Nothing chosen

Other type of housing

No answer given

Density proposed

No answer given

Proposed tenures

Nothing chosen

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

B2 / B8

Gross floorspace proposed

120,000m2

Proposed type of retail

Retail / commercial development adjacent to services to the north

Net floorspace proposed

Not stated

Gross floorspace proposed

Not stated

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?

The existing access to the south east of the site could be utilised, FCC propose to include a new access off the roundabout to the north east of the site. Please see Figure 2 Parameters Plan.pdf in Attachments.

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)

No answer given

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?

2029

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

Solar panels will be included within the proposals to provide power generation Small scale wind power would also be considered

Attachments

File: Elstow Call for Sites Submission.pdf

File: Figure 2 Parameters Plan.pdf

File: Site Context Plan

Site size (ha)

38.32

Site size threshold

Above

Overriding constraint?

None

Stage1 conclusion

Include in next stage of assessment

Stage 2 Assessment of suitability, availability & achievability

Nothing chosen

Stage 2 conclusion

Exclude from further assessment

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 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

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?

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?

x The site is within a green infrastructure opportunity network but is likely to compromise 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 the urban area.

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

+ The proposal is likely to have a moderate beneficial effect upon the significance of heritage assets including Heritage Assets at Risk, or its optimum viable and sustainable use. , 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?

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?

+ 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 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?

x The majority of the site is within flood zone 2.

12a. Likely to provide a mix of housing, including affordable housing?

0 Residential development not proposed.

12b. Able to address a particular housing need?

0 Residential development not proposed.

13a. Within 800m of a facility where cultural or social activities can be accessed?

x The site is not 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 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?

? 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 will be from Wilstead Rd at the south of the site, where the existing access is, as well as off the Wilstead Rd exit of the A6 roundabout in the NE of the site. Proposals also appear to include potential provision of a link road from the B530, across the rail line to the west of the site. Roads in the area, particularly the A6 and A421 show little if any traffic, however the scale of the site may contribute to future traffic issues. The 81 bus passes along Wilstead Rd serving Luton and Bedford once an hour, however it does not currently stop nearby. There is an existing, wide shared pedestrian and cycle path running along Wilstead Rd, however it is on the opposite side of the road from the development. Futher assessment may be required of suitability of future potential accesses and the impact on future traffic congestion, considering the scale of the development. New link road proposed as part of the development. Install a bus stop near the site entrance for the existing bus service which passes through to be able to serve the site. Install pedestrian crossings to allow access from the site to the existing pedestrian and cycle path on Wilstead Rd.

Contaminated Land

Nothing chosen

Environmental Health note

proposal is retail and should not be insurmountable for any nearby NSP depending on use class

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is excluded from further assessment at Stage 2. The site requires significant remediation and is not currently available.