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Form ID: 3233

Other (please specify)

Agent for Agent

Yes

Land East of Wixams. 109ha.

Map 1233

Agricultural

Residential

Residential

Residential

Residential

No

Housing

Housing , Employment , Retail

1800 overall

Family houses

No answer given

38 dph

Market housing - Owner occupied , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

local employment

No answer given

A local centre

No answer given

No answer given

No answer given

No answer given

Local centre and primary school

Suitable access is achievable

Access direct from A6

Yes

No

No

No

No answer given

1000

1000

No answer given

2025

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.

114.25

Above

None

Include in next stage of assessment

Site is available

Include in next stage of assessment

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

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.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

x Protected species could be affected.

? Uncertain or insufficient information

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

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

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

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

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.

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.

+ Proposal includes permanent economic and employment opportunities.

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

+ 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 .

+ The proposal includes or is within 800m of a publicly accessible sports facility.

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

x The site is separated from a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

x All or a majority of the site is best and most versatile agricultural land as defined in the NPPF.

+ The site is not located in a source protection zone.

? Part of a site is within flood zone 2 or 3 but the area proposed for development is in flood zone 1.

+ The site is likely to provide a mix of housing and include affordable housing.

+ The development will meet identified housing needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

+ 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.

+ The development is likely to increase public surveillance or increase activity.

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

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk

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.

? Potential access requiring mitigation

x Serious capacity constraint

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.

Nothing chosen

A6 road noise

Site does not fall within the boundary of a MSA.

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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