Call for Sites Form

Form ID: 973

Interest in land

Land owner

Specify 'other' land interest

No answer given

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

N/A

Address of site

Land at Goldington Meadows, Goldington Road, Bedford

Location plan

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Current use of land

Agricultural land used for arable/cultivation purposes

Adjoining use to the north

Land at Goldington Meadows, Goldington Road, Bedford

Adjoining use to the south

The River Great Ouse and agricultural land

Adjoining use to the east

Agricultural land

Adjoining use to the west

Agricultural land with retail and leisure use beyond

Has the site been developed previously?

Proposed primary use

Retail

Other uses proposed

Hotel , All other types

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

No answer given

Gross floorspace proposed

No answer given

Proposed type of retail

Mixed use with a primary use for flexible retail (use classes A1-A5)

Net floorspace proposed

2,500-3,000 sq m

Gross floorspace proposed

3,500 sq m

Number of hotel rooms proposed

75-100 bedrooms

Amount of development proposed

2,500-3,000 sq m

Description

Mixed use retail/leisure destination including potential use for cinema or indoor sporting facility such as gymnasium.

Can suitable access be achieved for the site?

Suitable access is achievable

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

See drawing attached. There is an existing access which could be utilised to serve the site as part of development proposals. The site enjoys good access immediately onto Goldington Road, a main arterial rote between Bedford Town Centre and A421. An alternative scheme would involve a composite development scheme with the adjoining parcels of land to the east and west. It is therefore possible that access could be achieved through third party land to the west.

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?

Yes

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?

The site lies within single ownership and there are no insurmountable environmental, physical or other constraints to developing this site. It is considered appropriate for the type of development will be delivered in a 5 year timeframe.

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

Any scheme at the site shall be accompanied by a sustainable urban drainage strategy to mitigate against any potential future flood risk and seek to reduce greenhouse gas emissions throughout both the construction and operational phases of the development. Renewable energy will be considered as part of the detailed design process of the proposed dwellings. The site lies within walking distance of Bedford, utilising the existing public rights of way network and reducing the need for travel by private motor car.

Attachments

No uploaded files for public display

Site size (ha)

4.46

Site size threshold

Above

Overriding constraint?

None

Stage1 conclusion

Include in next stage of assessment

Stage 2 Assessment of suitability, availability & achievability

Site is available

Stage 2 conclusion

Include in next stage of 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 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?

+ 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?

+ 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?

? 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?

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.

x Opportunity area for 3 or more ecosystem services covers 25-50% 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 6 is recorded where 6 is 11 – 20 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?

x Proposal includes a main town centre use in an out of centre location.

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?

N/A in UAB

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?

? 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?

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?

+ 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 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 6 is recorded where 6 is 11 – 20 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

Access would be from Goldington Road. This is a dual carriageway and the size of this development would not warrant a new junction so an on/off slip on the westbound carriageway would be required. There is some moderate traffic congestion in the area. There are bus stops 300m away where the number 5 bus provides five services per hour to/from Bedford Town Centre and the 905 provides a half hourly Bedford-Cambridge service. There is currently no pedestrian or cycle access. Due to the dual carriageway, this is only likely to be achieved by building a footpath between the site and the entrance road to Lidl, south of the shop, where it can then connect to the existing pavement. If that is in place, then there is a pedestrian crossing and a shared path on the north side of Goldington Road. Significant work would be needed on Goldington Rd to construct an on/off slip on the westbound carriageway. Pedestrian and cycle access will be needed, which is most feasible by constructing a path between the site and the existing pavement on the Lidl access road.

Contaminated Land

Nothing chosen

Environmental Health note

No answer given

Mineral Safeguarding Area

Entire site falls within the boundary of a MSA.

Site assessment conclusions

The site is proposed for a mix of retail and hotel uses. The site has been excluded from further assessment at Stage 1 because the allocation of such uses is not in accordance with the development strategy. Proposals will be considered against criteria based policies.