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Form ID: 3245

Interest in land

Other (please specify)

Specify 'other' land interest

Agent for Agent. Contact Agent: Woods Hardwick

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

Yes

Address of site

Bedford River Valley Park

Location plan

Current use of land

Arable farmland Mineral extraction

Adjoining use to the north

Not stated

Adjoining use to the south

Not stated

Adjoining use to the east

Not stated

Adjoining use to the west

Not stated

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Housing , Employment , Retail , All other types

Number of dwellings proposed

700 to 850 houses and a care home

Type of housing proposed

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

Other type of housing

Assisted living care facility

Density proposed

A range between 30 – 40 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

Local centre

Net floorspace proposed

Approx. 750 sq.m

Gross floorspace proposed

No answer given

Number of hotel rooms proposed

No answer given

Amount of development proposed

Boat House – Approx 1,205 sq.m. Primary school – Approx 2,400 sq.m.

Description

Boat House. Primary school.

Can suitable access be achieved for the site?

Suitable access is achievable

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

See accompanying plans and Supporting Statement.

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)

700 - 850

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?

2024/25

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

Adopting measures to reduce carbon emissions and utilise renewable energy sources as much as possible. See enclosed Supporting Statement for further details.

Attachments

File: Heritage Impact Assmt

Site size (ha)

96.93

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 , Site is likely to be achievable

Stage 2 conclusion

Include in next stage of assessment

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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

1c. Accessible on foot to a primary school?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 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?

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?

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance 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?

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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk

3d. Accessible on foot to a primary school?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 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?

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?

+ 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?

x The site is separated 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?

x The development will not meet identified 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?

+ 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?

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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

15c. Accessible on foot to a primary school?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

15d. Accessible on foot or by bus 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 onto the A603 (south of the site) using two access points. No existing traffic congestion in the area, however a development of this scale could potentially change that. There is a bus stop on Bedford Road directly outside the site where the 73 bus gives a service to Bedford approximatly every 30 minutes. There is a pavement directly outside the site and the site also connects to an existing off-road cycle track to Bedford (in the north of the site). Improvements to this track are proposed as part of the development. Due to the large scale of development, rerouting the 73 bus which currently passes along Cambridge Rd/Bedford Rd through the site would be beneficial.

Contaminated Land

Nothing chosen

Environmental Health note

will need to consider lafarge quarry

Mineral Safeguarding Area

Part of the site falls within the boundary of a MSA.

Site assessment conclusions

The site is suitable for allocation for a mix of uses including residential development, education, open space and recreation. The site is able to delivery green and blue infrastructure which fits with the Local Plan's objectives. Requirements include - preparation of a masterplan, - development for residential, recreation and open space, - delivery of a watersports lake, - contribution towards and delivery of planting for the Forest of Marston Vale, - Transport assessment, sustainable transport connections and a mobility hub, - site specific flood risk assessment, - consideration of heritage assets, - 2.4ha serviced site for a 2FE primary school. Site is proposed for allocation HOU11 Land at Bedford River Valley Park.

Supporting documents

File: BBC LPR Call for Sites Supporting Statement Bedford River Valley Park Enabling Development.pdf

File: 18776 2001 - Concept Plan.pdf

File: BRVP Vision

File: Heritage Impact Assmt revised version

File: Residential Density Plan

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