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Form ID: 3233

Interest in land

Other (please specify)

Specify 'other' land interest

Agent for Agent

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

Yes

Address of site

Land East of Wixams. 109ha.

Location plan

Current use of land

Agricultural

Adjoining use to the north

Residential

Adjoining use to the south

Residential

Adjoining use to the east

Residential

Adjoining use to the west

Residential

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Housing , Employment , Retail

Number of dwellings proposed

1800 overall

Type of housing proposed

Family houses

Other type of housing

No answer given

Density proposed

38 dph

Proposed tenures

Market housing - Owner occupied , 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

local employment

Gross floorspace proposed

No answer given

Proposed type of retail

A local centre

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

Local centre and primary school

Can suitable access be achieved for the site?

Suitable access is achievable

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

Access direct from A6

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)

1000

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

1000

16+ years (2040 onwards)

No answer given

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

2025

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

The proposal will be located in a sustainable location, allowing easy access into Bedford for cyclists and pedestrians, as well as services and facilities at Wixams. Wixams also is scheduled for a railway station, which will link the site to the Midland Railway and associated stops. Land directly north is allocated for employment purposes, and the site will complement that use. The site can ensure that appropriate building practices are used to meet and exceed requirements where possible.

Attachments

File: Call for sites redacted

File: Heritage Impact Assmt

File: Amending site area

File: Vision October 2021

Site size (ha)

114.25

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

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 8 is recorded where 8 is 0 – 10 minutes’ walk.

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

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday 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?

x Protected species could be affected.

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.

+ 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?

+ Development of the site includes a renewable energy generation scheme or efficiency standards that go beyond normal requirements.

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?

++ 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 8 is recorded where 8 is 0 – 10 minutes’ walk.

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

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday 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?

+ Proposal includes a main town centre use in or on the edge of a town centre.

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?

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?

+ 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?

+ 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?

++ 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 8 is recorded where 8 is 0 – 10 minutes’ walk

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

x The site is within 10 minutes’ walk of a bus stop with an infrequent bus service (less frequent than hourly each day) which enables travel 8am6pm Monday to Friday to a major employer.

15e. Connect highway without constraint?

? Potential access requiring mitigation

15f. Highway or junction capacity issues

x Serious capacity constraint

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

The proposed development is to the East of the A6, opposite Wixams. The proposed access taken directly from the A6 would require significant further assessment and likely serious mitigation works. The relevant section of A6 has relatively low traffic congestion conditions. The two roundabouts at the north end and at the south end of Wixams tend to form slight pinch points during AM and PM weekly peaks. There are no bus stops along the A6, but there are several within Wixams. 2000 additional dwellings are likely to put strain the road network and these two roundabouts would need to be modelled and possible mitigation put in place. This should be done as part of a full transport assessment for the site. The size of the development will require a new street network which can be built to required pedestrian and cycling standards. It is noted however, that the current submission does not include details for these. This development would definitely require Wixam's bus network to be extended to the other side of the A6, by extending existing bus lines.

Contaminated Land

Nothing chosen

Environmental Health note

A6 road noise

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is suitable for allocation for residential, community and employment development and open space. A masterplan and design code should be prepared to ensure that development accords with the South of Bedford strategic framework. Consideration should also be given to the impact of the development on the Meteorological Research Unit at Cardington. A Transport Assessment will be required and should particularly focus on multi user connections to existing networks and the surrounding areas. Two x 2.4ha serviced primary school and a secondary school site will be required. A site specific flood risk assessment will also be needed in order to consider all sources of flood risk. Site is proposed for allocation HOU16 Land East of Wixams.

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