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Form ID: 821

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

Town Farm Paddock, Westfield Road, Oakley, Bedford

Location plan

Current use of land

Agriculture

Adjoining use to the north

Agriculture

Adjoining use to the south

Housing

Adjoining use to the east

Allocated for Housing

Adjoining use to the west

Agriculture

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Nothing chosen

Number of dwellings proposed

15-25

Type of housing proposed

Family houses , Older people housing

Other type of housing

No answer given

Density proposed

Up to 25 dph

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

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

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?

Access could be obtained either through land to the East which is allocated for housing in the Village Plan or off Westfield Road, which is an adopted Highway

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)

100%

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?

We do not have a proposed timetable but the land is available subject to being allocated and planning permission being granted.

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

Policy 51S is noted and the detailed design will address it’s requirements.

Attachments

No uploaded files for public display

Site size (ha)

1.09

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 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

+ 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 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 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?

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?

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

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?

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

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?

+ 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 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 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

+ No capacity issues

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

This housing development site is located on agricultural land North of Westfield Road on the outskirts of the village of Oakley. Access will be provided via Westfield Road, a single carriageway of about 4.5m width. There is a narrow foopath on the side of the development towards Oakley, but no footpath towards the West or on the other side of the road.There is no cycle path in the vicinity but Westfield Road carries very light traffic. The closest bus stop is 150m away from the site entrance, serving buses 50 and 828 to Rushden and Sharnbrook, about three times per day. Cycle connection improvements would be recommended as well as improvement of the pedestrian facilities, such as widening and improving the quality of the footpath. There may not be space for this on the highway and the amount of work might not be proporionate to the size of the developmentf Oakley. Access will be provided via Westfield Road, a single carriageway of about 4.5m width. There is a narrow foopath on the side of the development towards Oakley, but no footpath towards the West or on the other side of the road.There is no cycle path in the vicinity but Westfield Road carries very light traffic. The closest bus stop is 150m away from the site entrance, serving buses 50 and 828 to Rushden and Sharnbrook, about three times per day. Cycle connection improvements would be recommended as well as improvement of the pedestrian facilities, such as widening and improving the quality of the footpath. There may not be space for this on the highway and the amount of work might not be proporionate to the size of the development

Contaminated Land

Nothing chosen

Environmental Health note

no noise concerns

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.

Form ID: 1244

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 adjacent to Westfield Road, Oakley, Bedford

Location plan

Current use of land

Agriculture

Adjoining use to the north

Agriculture

Adjoining use to the south

Housing

Adjoining use to the east

Housing

Adjoining use to the west

Agriculture

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Nothing chosen

Number of dwellings proposed

Linear along road 25-40 Comprehensive up to 100

Type of housing proposed

Family houses

Other type of housing

No answer given

Density proposed

Linear: 8-10/Ha reflecting existing density on Westfield Road Comprehensive: up to 15 per Ha

Proposed tenures

Market housing - Owner occupied , Market housing - Private rented housing

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

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?

Westfield Road is an adopted Highway. The site could also be linked to Town Farm Paddock to provide access through that site.

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)

50%

11-15 years (2034/35-2039/40)

50%

16+ years (2040 onwards)

No answer given

What year, post adoption of the plan, would you expect development to start on site?

We do not have a proposed timetable but the land is available subject to being allocated and planning permission being granted.

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

Policy 51S is noted and the detailed design will address it’s requirements.

Attachments

File: Land Adjacent to Westfield Road, Oakley - Potential Development Area Sha....pdf

Site size (ha)

4.50

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

x The site is not within or adjoining the urban area or 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 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?

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 not within or adjoining a site of nature conservation importance

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

xx Protected species recorded on the site