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Form ID: 997

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?

Yes

Address of site

Cobholden Farm Bushmead Road Eaton Socon PE19 8JD (120.207ha)

Location plan

Current use of land

Arable farm

Adjoining use to the north

Agricultural

Adjoining use to the south

Substation

Adjoining use to the east

A1 and Eaton Socon

Adjoining use to the west

Agricultural

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Housing , Employment , Retail , All other types

Number of dwellings proposed

Not known

Type of housing proposed

Family houses , Self-build/Custom build homes , Older people housing , Flats , Other

Other type of housing

Care homes

Density proposed

Not known

Proposed tenures

Market housing - Owner occupied , Market housing - Private rented housing , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership , Other

Other tenures proposed

Care homes

Permanent or transit?

No answer given

Site privately owned?

Nothing chosen

Number of plots proposed

No answer given

Proposed type of employment

B1, B2 and B8

Gross floorspace proposed

Not known

Proposed type of retail

A1,A2,A3,A4 &A5

Net floorspace proposed

Not known

Gross floorspace proposed

Not known

Number of hotel rooms proposed

No answer given

Amount of development proposed

Not known

Description

D1 & D2

Can suitable access be achieved for the site?

Suitable access is achievable

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

See access points on location map Adopted road access via Bushmead Road, Staploe Road and possibly from A1.

Is the site available for development now?

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)

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?

2030

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

Climate emergency declared in 2019 with an objective of being Carbon neutral by 2030, adopting sustainability projects, ie solar projects, oil to gas conversion ,lighting upgrades, cooling component insulation, loft insulation, electric charging stations, electric tramways.

Attachments

No uploaded files for public display

Site size (ha)

120.62

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 the urban area UAB.

1b. Accessible on foot to a food store?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

1c. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

1d. Accessible on foot or by bus to a major employer?

xx There is no public transport within 10 minutes’ walk to enable access 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

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 fewer than 3 ecosystem services.

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?

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

3c. Accessible on foot to a food store?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

3d. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

3e. Accessible on foot or by bus to a major employer?

xx There is no public transport within 10 minutes’ walk to enable access 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?

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?

xx The site is more than 0.5 miles from 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?

x All or a majority of the site is 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?

x The site is not within 800m of a facility where cultural or social activities can be accessed.

14a. Likely to encourage social cohesion?

? Uncertain or insufficient information.

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?

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

15b. Accessible on foot to a food store?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

15c. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 minutes’ walk.

15d. Accessible on foot or by bus to a major employer?

xx There is no public transport within 10 minutes’ walk to enable access 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

Access from Bushmead Road or Staploe Road, level difference and bridge to the east over the A1 may prevent mitigation works to construct a new access and provide footways on Bushmead and Staploe. Bus stops are available to the east under 400m although these currently have poor service frequency, stops within 1km have twice hourly services on the Great North Rd. Bushmead Rd forms part of National Cycle Network and provides a low traffic route into Eaton Socon. (As per site 931) Implement footway on Bushmead Rd and or a crossing to tie into existing footway over the bridge to the east. Footway would also have to be implemented further east of the bridge to tie into the existing footway adjacent to Monarch Rd. Footway on bridge to be widened (As per site 931)

Contaminated Land

Nothing chosen

Environmental Health note

predominantly noise from A1 but commercial noise on proposed devlopment could affect proposed and existing

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. This is not a preferred location for an employment site as it does not relate well to existing settlements and it would be intrusive.

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