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New searchPlease Contact Agent: DLP Planning Ltd
Radwell Lakes. Radwell Bedford MK43 7HT. 135 ha
Part of the land has agricultural buildings present with the majority of land being agricultural, open space and previous quarry use.
fields and industrial buildings.
Agricultural fields
Agricultural fields
Agricultural fields and the settlement of Radwell.
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Hotel & All other types.
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Mixed recreation.
Wide ranging recreation use utilising the existing water bodies and surrounding land, which would provide for a mix of leisure activities such as angling, sailing and other water sports, horse riding, cycle trails and relative activities, golf and less formal pastimes and tourism.
Principal access off Moor End Lane. Details of access will be proposed following full assessment and may be from up to 3 points.
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2025
Sustainability The site lies adjacent to the village of Radwell, whilst Radwell has a limited number of services, there are two bus stops located within the village on Felmersham Road which provide services to Bedford and the surrounding towns and villages where a range of services and facilities are available. This reduces the reliance on private transport. Some of the site has also been developed and therefore comprises previously developed land. Policy Compliance Policy 51S Climate Change Strategic Approach sets out the Council’s requirements to address climate change. The preamble to the policy advises that development will be expected to address both adaptation and mitigation through water and energy efficiency, appropriate layout, design and landscaping and the use of renewable energy. There is no reason why the site could not be developed to conform with policy standards in relation to design, layout and scale. The proposed development is primarily for leisure use therefore there would be a limited number of buildings constructed on site. Notwithstanding this, any buildings would be constructed in line with the latest energy standards and building regulations. The development will conform to the policies in regarding landscape, biodiversity retention and enhancement and renewable energy. Some of the site is located within Flood Zones 2 and 3, however the proposed development would utilise modern flood defence methods. Additionally, there will be no adverse impact on the River Protection Area or Area of Great Landscape Value.
141.9
The site is located east of Radwell village approximately 7.5 miles north of Bedford town centre. Access to the site off Moor End Lane is currently unsuitable for the size of the site and requires improvement. We note that the cover letter suggests that up to three potential accesses could provided subject to full assessment. The proposed area could cause significant congestion issues in Radwell village, especially on Moor End Lane. This could potentially be mitigated by providing direct access to the A6, which would require a bridge crossing the River Great Ouse, which could be feasible given the scale of the development. The closest bus stop located west in Radwell village approximately 750m of the site. There are no footways and cycleways serving the site. The potential access points need to specified - access via a new junction with the A6 and a bridge crossing the River Great Ouse, would likely be preferable for the scale of the site and to limit congestion issues in Radwell. The feasibility of this would need to be assessed. A Transport Asssessment would be needed to assess the impact of the development on the highway network, particularly along the Moor End Lane. Improvement of pedestrian access would be needed - provision of a footpath as well as potentially pedestrian and bicycle crossing facilities along Moor End Lane.
main noise concern is rail noise from the line adjacent to the site
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.
Please Contact The Agent: Fisher German LLP
Land at Cotton End Road, Wilstead, Bedfordshire 11.8 ha
Agricultural Land
Residential
Woodland
Agricultural Land
Agricultural Land
354
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Utilisation of existing access from Cotton End Road.
354 dwellings
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2024
The development of the site will be able to incorporate the necessary climate change / net zero carbon energy requirements as stipulated by the relevant policy at the time an application comes forward.
12.30
The site is located at the rear of properties fronting onto Armstrong Close and the rear of properties fronting onto Whitworth Way, in the village of Wilstead approximately 6 miles south of Bedford town centre. Cotton End Road is a single carriageway road with footways of approximately 1.2m in width on either side of the carriageway and a carriageway width of approximately 5.5m. There is no cycling provision serving the site. Cotton End Road can at times have moderate traffic congestion. Cotton End Road is a bus route and both eastbound and westbound bus stops are present and accessible on Cotton End Road between junctions with Ivy Lane and Elms Lane. The distance between the extremity of the boundary of the site and the bus stop on Cotton End Road is less than 400m walking distance; however, there are no footways for this section. The current eastbound and westbound bus service to Wilstead operating Monday to Saturday (exc Bank holidays) is no. 44 by Grant Palmer Limited. This service runs every hour. In addition, Stagecoach also operates no. 81 Whilst vehicle access is provided, the access route is most likely not sufficient for the proposed scale of development. The site would benefit from it's own bus stop or public transport route.
no noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Please contact the agent:
Land at Ivy Lane, Wilstead, Bedfordshire. 4.4 ha
Agricultural
Residential
Agricultural Land
Agricultural Land
Residential
132
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From a new access at the southern end of Ivy Lane and / or utilisation of the existing farm access further north.
132 Dwellings
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2024
The development of the site will be able to incorporate the necessary climate change / net zero carbon energy requirements as stipulated by the relevant policy at the time an application comes forward.
4.35
Ivy Lane is an adopted and an unclassified road off Cotton End Road. Ivy Lane is very much a rural road with no kerbs, no footways but verges either side. The width of the carriageway is approximately 4.5m. Cotton End Road can at times have modrate traffic congestion. Multiple potential access points are available from a new access at the southern end of Ivy Lane and / or utilisation of the existing farm access further north. Both of these would require substantial work for the intended use.
no noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land at Kennell Hill, Sharnbrook
Amenity
Amenity
Residential
Amenity
Residential / Amenity
95
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16 dwellings per hectare (much of the site is retained as open space).
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The site will be accessed via a priority junction from Kennell Hill. It has been demonstrated in the attached Transport Technical Note that the site access is appropriate to accommodate a large refuse vehicle. The location of the proposed access is illustrated within the attached Transport Technical Note.
95
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The year of adoption
Adaptation: New homes will be built to be low-carbon, energy and water efficient, and climate resilient. A conscious effort will be made to supply construction materials within the locality to reduce the volume of greenhouse gas emissions deriving from the construction phase of the development. The development is located within close proximity to bus stops which provide a regular service to Rushden and Bedford. This provides an opportunity for residents to access key service via public transport, which reduces greenhouse gas emissions deriving from the usage of private vehicles. Mitigation: All built development within the proposed site, as demonstrated in the illustrative masterplan, is located within flood zone 1. The land at risk of flooding to the west of the site is to be used as open space with tree planting proposed.
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pproximately 7.8 miles north of Bedford town centre. The site will be accessed via a priority junction from Kennell Hill. There is moderate traffic congestion on Kennell Hill outside of the site entrance, and the potential development would have an impact. The closest bus stop is located to the south of the site on Kennell Hill and Templars Way. There is a 1.8m footway in the frontage of the site on Kennell Hill. There are no formal cycle tracks and cycling is possible only by using the road surface. A Transport Assessment will be required to identify the impact of traffic on Kennell Hill as well as the Templars Way/Kennell Hill/Mill Road junction. The location of the proposed access required is to be specified. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Consider marking on road cycle lanes and improving frequency of bus services.
no noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land at Kennell Hill, Sharnbrook
Amenity
Amenity
Residential
Amenity
Residential / Amenity
25
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25 dph
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The site will be accessed via a priority junction from Kennell Hill. It has been demonstrated in the attached Transport Technical Note that the site access is appropriate to accommodate a large refuse vehicle. The location of the proposed access is illustrated within the attached Transport Technical Note.
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The year of adoption
Adaptation: New homes will be built to be low-carbon, energy and water efficient, and climate resilient. A conscious effort will be made to supply construction materials within the locality to reduce the volume of greenhouse gas emissions deriving from the construction phase of the development. The development is located within close proximity to bus stops which provide a regular service to Rushden and Bedford. This provides an opportunity for residents to access key service via public transport, which reduces greenhouse gas emissions deriving from the usage of private vehicles. Mitigation: All built development within the proposed site, as demonstrated in the illustrative masterplan, is located within flood zone 1. The land at risk of flooding to the west of the site is to be used as open space with tree planting proposed.
1.12
Site included in site 1009. The site is located on the north side of Kennell Hill in the village of Sharnbrook, approximately 7.8 miles north of Bedford town centre. The site will be accessed via a priority junction from Kennell Hill. There is moderate traffic congestion on Kennell Hill outside of the site entrance, and the potential development would have an impact. The closest bus stop is located to the south of the site on Kennell Hill and Templars Way. There is a 1.8m footway in the frontage of the site on Kennell Hill. There are no formal cycle tracks and cycling is possible only by using the road surface. A Transport Assessment will be required to identify the impact of traffic on Kennell Hill as well as the Templars Way/Kennell Hill/Mill Road junction. The location of the proposed access required is to be specified. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Consider marking on road cycle lanes and improving frequency of bus services.
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The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Please contact the agent
Land at to the east of Newton Lane, Turvey
The site currently comprises agricultural land and scrubland associated with the historic allotment site. The site has been the subject of a previous planning application; the technical reports and responses from statutory consultees confirm no constraints to delivery of the site.
The northern boundary comprises a Public Right of Way (PRoW) with open space beyond.
The southern boundary comprises proposed new tree planting to reflect the planting to the west.
Woodland planting bounds to the site to the east.
Planting to the west of Newton Lane with agricultural land beyond.
Up to 80 dwellings.
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22 dwellings per hectare (dph). This seeks to reflect the density of the existing built form in Turvey which ranges from 17dph to 28dph. If it was felt appropriate to increase the density the site could accommodate additional dwellings.
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Access to the site is proposed by a simple priority junction to Newton Lane. The access is proposed to be located within the 30mph speed limit and positioned equidistant between Tandy’s Close and Bakers Close junctions. The access and the impact of the development on Newton Lane has been reviewed previously by the Highways Authority who have confirmed no objection to the proposal. The site is located in close proximity to a network of PRoW which the site can connect into. The opportunity exists to extend the footpaths through the site to provide a new looped pedestrian route.
The site is immediately deliverable and could deliver now well ahead of the Plan being adopted. The site could deliver in full within the first three years of the Plan being adopted 2023 – 2026.
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2024 if a planning application is progressed in parallel to the Plan being prepared.
The site is located within walking distance of services, facilities and sustainable transport modes which will lessen reliance on private vehicle travel and promote modal shift. All units proposed will be built to create high levels of thermal performance to reduce energy need and where possible will be orientated to take advantage of passive solar gains. It is intended to create a good level of air tightness which will prevent the loss of warm air from the new units and greatly improve loss from the existing building, thereby reducing heating needs/demand. The level of insulation affects the ability to maintain a comfortable internal temperature Good levels of insulation will be used to prevent heat loss from inside to outside in the winter, and heat gain from outside to inside in the summer Low water usage within the dwellings will be achieved through the following: • Efficient washing machines • Dual flush cisterns • Low usage fittings restrictors on taps, showers etc Extensive open space is proposed on the site comprising a water meadow and parkland also provide opportunities to support future climate change initiatives.
6.17
The site is located on the east side of Newton Lane in the village of Turney approximately 7.9 miles west of Bedford town centre. Access to the site is proposed from a simple priority junction taken from Newton Lane. The access is proposed to be located within the 30mph speed limit and positioned equidistant between Tandy’s Close and Bakers Close junctions. There is moderate traffic congestion in the area.. The nearest bus stop is located approximately 300m south of the site on High Street. There is no formal footway serving the site. Cycling is feasible on-road. A Transport Assessment will be required to identify the impact of traffic from the proposed development. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. Reduction of the speed limit to 30mph along the whole frontage of the site should be investigated as an option. Development of footways in order to connect to the PROW network. A new looped pedestrian route could be created.
no noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land south of Bromham Road, Biddenham
The site is currently formed of a single paddock.
To the north of the site is existing housing north of Bromham Road and the Bromham Rd
A6
A6 & Bromham Rd
To the west is a small arable agricultural field between the site and the River Great Ouse.
35 - 45
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25 - 45 / ha
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There is currently no direct access from the site to the adopted highways, with the current access being taken from the neighbouring field. Initial works however have demonstrated that a suitable access to the site is likely to be achievable from Bromham Road to the north, even when considering existing allocated land to the north.
The site is immediately deliverable and could deliver now well ahead of the Plan being adopted. The site could deliver in full within the first 3-5 years of the Plan being adopted, the earlier the delivery subject to an early indication of inclusion as an allocation.
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Subject to being included as an allocation in the submission Plan, we see no reason why development could not begin the same year as the Plan’s adoption.
The site is located within walking distance of services, facilities and sustainable transport modes (particularly bus due to the existing stops adjacent to the site) which will lessen reliance on private vehicle travel and promote modal shift. All units proposed will be built to create high levels of thermal performance to reduce energy need and where possible will be orientated to take advantage of passive solar gains. It is intended to create a good level of air tightness which will prevent the loss of warm air from the new units and greatly improve loss from the existing building, thereby reducing heating needs/demand. The level of insulation affects the ability to maintain a comfortable internal temperature Good levels of insulation will be used to prevent heat loss from inside to outside in the winter, and heat gain from outside to inside in the summer. Low water usage within the dwellings will be achieved through the following: • Efficient washing machines • Dual flush cisterns • Low usage fittings restrictors on taps, showers etc The site is located between two existing allocations, which demonstrates beyond any reasonable doubt that this area is considered to be suitable and sustainable for residential development.
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The site is located to the south of Bromham Road, north of the A6/A4280 Bromham Road and lies some 4 km (2.48 miles) north of Bedford town centre. There are significant barriers to access from Bromham Road but theses can potentially be mitigated. There is an existing access off Bromham Road to the west of site and it is proposed as potential access for the site. However, this access is on third party land and currently used by the adjoining land to the west of the site. A new site access off Bromham Road is possible if any forward visibility limitations can be overcome. It is expected that the access junction and access road serving up to 40 houses would be adopted. The nearest bus stop is located on Bromham Road adjacent to the site. There is footway and segregated cycle route connectivity from Bromham Road to the local road network. There is no significant traffic congestion from Bromham Road through to the A6/A4280. Suggested Mitigation Measures: • Access rights would need to be negotiated to use the existing access off Bromham Road to the west of the site. The site access layout for the site and adjoining land to the west must not compromise safety; • For a new access off Bromham Road, a speed survey should be carried out on Bromham Road at the proposed site access point to help establish forward visibility requirements. Bromham Road is an unclassified road with a posted speed limit of 30 mph.
No major concerns but consideration would need to be given for road traffic noise assessment.
The site is outside of the urban area. The location is not consistent with the Council’s preferred strategy. In addition, this site falls within the development area of Policy H6 of the 2002 Local Plan policy for Biddenham Loop which intended the land to be kept free from development.
