Call for Sites

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Form ID: 951

Land owner

No answer given

Yes

Land west of A1, Wyboston

Map 1233

Agricultural/Residential (No. 48 The Lane)/Vehicle Workshop/Garage

Agriculture/Sub-station

Agriculture/Residential/hauliers

A1 trunk road/Leisure/Residential/Employment

Residential

Yes

All other types

Employment , Retail

485

Family houses , Flats

No answer given

35 dph

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

regard will be had to NPPF Annex 2 definition of Affordable Housing at the time a planning application is submitted.

No answer given

Nothing chosen

No answer given

Class B1 (light industrial), B2 (General industrial), B8 (Storage and distribution)

550,100 sqft/51,106 sqm (11.1 ha)

Mixed use local centre: Class A1, A2, A3, A4, A5

No answer given

1.9 ha

No answer given

Provision for community uses (D1) to be made within local centre. In total 1.9 ha is available for the local centre.

No answer given

The current access is unsuitable/requires improvement

2 access points are proposed: (i) Via No. 48 The Lane (existing dwelling to be demolished); and (ii) Direct off the A1 via a new junction. Plans are appended to the Statement to inform the Call for Sites Submission.

Yes

No

No

No

200

285

No answer given

No answer given

2025

See Statement to Inform the Call for Sites Submission

41.00

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

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

+ 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.

+ 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

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

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

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

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 6 is recorded where 6 is 11 – 20 minutes’ walk.

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

+ 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.

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.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

x The proposal does not include and is not within 800m of a publicly accessible sports facility

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

+ The site adjoins 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.

x The majority of the site is within flood zone 2.

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

x The development will not meet identified needs eg elderly, care, travellers.

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

? Uncertain or insufficient information.

+ 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 6 is recorded where 6 is 11 – 20 minutes’ walk.

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

+ 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.

x Serious access constraint wider impacts

+ No capacity issues

The site is located on the west side of A1, which is a trunk road, in the village of Wyboston approximately 10 miles north-east of Bedford town centre. The curent access on the site is unsuitable and it requires improvement. The proposal could cause moderate problems in the traffic/highway capacity of A1 road and The Lane. The nearest bus stop is approximately 320m from the southern access to the site. An existing foot/cycleway extends from Lakes Autos along the eastern site boundary and crosses under the A1 into the Eaton Socon Industrial Estate. From the A1 underpass, there are footpath routes to the west to Northfield Road and Wyboston to the southwest. Two new access points are proposed via the no. 48 south entrance, where an existing dwelling is proposed to be demolished, and direct off the A1 via a new junction. However, The Lane is due to be stopped up under the HE proposals and hence there will be no direct access onto the A1 here. A replacement access road will be constructed to the west of the residential properties. The other proposed access (from the curved slip road) is not considered suitable for an access point.

Nothing chosen

noise from A1 would affect housing all other uses would affect existing premises in wyboston

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

The site has been excluded from further assessment at Stage 1 because it is not in accordance with the development strategy. In addition the site is not a preferred location for employment development because it doesn't relate well to the small settlement of Wyboston or the area of the former Land Settlement Association.

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