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Form ID: 7412

Interest in land

Other (please specify)

Specify 'other' land interest

Contact Agent (DLP PLanning Ltd)

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

Yes

Address of site

Car park to the east of Bedford Heights Business Centre, Brickhill Drive, Bedford, MK41 7PH

Location plan

Current use of land

Car Park

Adjoining use to the north

Underground reservoir and future distribution warehouse.

Adjoining use to the south

Existing suburban residential development

Adjoining use to the east

Public open space

Adjoining use to the west

Bedford Heights Business Centre

Has the site been developed previously?

Yes

Proposed primary use

Housing

Other uses proposed

Nothing chosen

Number of dwellings proposed

30 Apartments

Type of housing proposed

Flats

Other type of housing

No answer given

Density proposed

No answer given

Proposed tenures

Other

Other tenures proposed

Affordable

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

No answer given

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

No answer given

Can suitable access be achieved for the site?

Suitable access is achievable

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

There are three access points from Brickhill Drive that can be adapted for development.

Is the site available for development now?

Nothing chosen

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)

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

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

Sustainability The site comprises part of the car park of a developed employment site. The site is located adjacent to an existing cycle path that leads to Bedford Town Centre. The site is located within the urban area and is well located to service outlets such as shops, with Aldi located approximately 1.2km from the site and Argos and Sainsburys approximately 1.4km from the site. The site is also well located to public transport routes to the town centre which provides further services and facilities. There are three bus stops located within close vicinity of the site with the closest less than 0.1km away. It should also be noted that a medical centre is located exists approximately 1.2km from the site. The site is therefore highly sustainable in planning terms. 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. The site is currently available, and its development would not require additional infrastructure other than minor improvements to the existing access. There is scope to utilise adjacent cycle routes in order to reduce car reliance. 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 building and apartments would be constructed in line with the latest energy standards and building regulations and it is an aspiration of the developer that the development will be Zero Carbon. The development will conform to the policies in regard to landscape, biodiversity retention and enhancement and renewable energy. The site is located entirely within Flood Zone 1, meaning it has less than a 1 in 1000 annual probability of river or sea flooding according to the Environmental Agency. Additionally, the site is not located within a Conservation Area, or within the close vicinity of any heritage assets or listed or locally listed buildings.

Attachments

File: Cover Letter_Redacted.pdf

File: Location Plan.pdf

Site size (ha)

No answer given

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

+ The site is within or adjoining the urban area UAB.

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?

+ 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?

xx The site is within 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?

? Uncertain or insufficient information.

2c. Potentially able to achieve a net gain in biodiversity?

? Uncertain or insufficient information

2d. Able to link into the green infrastructure opportunity network?

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

2e. Likely to impact on an area currently providing ecosystem services.

xx Opportunity area for 3 or more ecosystem services covers more than 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?

+ The site is within or adjoining the urban area.

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?

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

0 The proposal appears to have no impact on heritage assets and their significance.

5a. Likely to increase future economic and employment opportunities?

0 Proposal is not employment related.

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?

x The proposal does not include and is not 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?

N/A in UAB

9a. On previously developed land?

+ All or a majority of the site is previously developed land as defined in the NPPF.

9b. On best and most versatile agricultural land ie grades, 1, 2 or 3a?

+ The site is not on 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?

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

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?

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

14a. Likely to encourage social cohesion?

0 Neutral.

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?

+ The site is within or adjoining the urban area.

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?

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

The site is located west of Brickhill Drive in Bedford town centre. Proposed access to the site is unclear and more information is required. If the existing access cannot be used, there would be significant barriers to access that cannot be mitigated. No safe direct access onto the public highway is possible from the application site. Safe access to the highway from the application site would need to go through third party land. The nearest bus stop is located some 40m south of the site. There is full segregated foot/cycle path adjacent to the site and connecting the local road network. There is significant traffic congestion at the A6 Paula Radcliffe Way/Clapham Road roundabout and the Manton Lane/A600 Clapham Road roundabout. Brickhill Drive is a 30 mph unclassified road. Suggested mitigation measures: Access rights or a third party land acquisition would need to be negotiated to in order to provide a safe and viable site access if the existing access cannot be used.

Contaminated Land

Likely to require contaminated land assessment and remediation if required.

Environmental Health note

Site has adjoining commercial use and has the potential for being affected by noise. A full noise assessment would need to be conducted, special concern for external amenity areas.

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is suitable for allocation. As an area of surplus car parking, this site is suitable for residential development. A masterplan and design code will be required and should pay particular attention to the site's elevated location and proximity to / relationship with nearby employment uses, and to create safe pedestrian and cycle links to the existing network. Site is proposed for allocation HOU10 Land at Bedford Heights, Bedford.

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