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Form ID: 8835

Interest in land

Other (please specify)

Specify 'other' land interest

Developer with long term land interest in the form of an option.

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

Yes

Address of site

Land to the west of A1, north of Bushmead Road and south of Kimbolton Road (Eaton Bank)

Location plan

Current use of land

Arable farmland

Adjoining use to the north

Residential and arable farmland

Adjoining use to the south

Arable farmland

Adjoining use to the east

Motorway and Residential

Adjoining use to the west

Arable farmland

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Housing , All other types

Number of dwellings proposed

2500

Type of housing proposed

Family houses , Self-build/Custom build homes , Older people housing , Flats

Other type of housing

No answer given

Density proposed

37 dph

Proposed tenures

Market housing - Owner occupied , Market housing - Private rented housing , 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

No answer given

Gross floorspace proposed

No answer given

Proposed type of retail

Community shop, we-work type facility and community retail units

Net floorspace proposed

Areas to be finalised following discussions with LPA

Gross floorspace proposed

Areas to be finalised following discussions with LPA

Number of hotel rooms proposed

No answer given

Amount of development proposed

TBC

Description

Substantial public rural park; Healthy activity routes; Sports pitches and play areas; Dedicated pedestrian/cycle routes throughout site and linking into National Cycle Network; Community allotments and orchards; Biodiversity nature trails; Community shops; Community hub. Total amount based on discussions with Council for local requirements.

Can suitable access be achieved for the site?

Suitable access is achievable

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

Primary road access from Kimbolton Road and Duloe Road. Cycle and pedestrian links improved onto Bushmead Road

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)

750

6-10 years (2029/30-2033/34)

1250

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

500

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

All Thakeham homes will be carbon neutral in production by 2025; All Thakeham homes will be zero carbon in lifetime operation by 2025; Thakeham will deliver 20% biodiversity net gain; Eddie & Ellie education initiative to educate local primary aged children on biodiversity; Landscape and open space-led place-making; Prioritising sustainable transport options within our sites; Electric vehicle charging points on all Thakeham homes; and Transport hub with e-bike facilities, electric car charging and public transport connections. See cover letter for details of how Thakeham will achieve these and our other responses to Climate Change.

Attachments

No uploaded files for public display

Site size (ha)

No answer given

Site size threshold

Nothing chosen

Overriding constraint?

Site not in accordance with the emerging development strategy

Stage1 conclusion

Exclude from further assessment

Stage 2 Assessment of suitability, availability & achievability

Nothing chosen

Stage 2 conclusion

Nothing chosen

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?

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

1c. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 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 within the impact risk zone of an SSSI / National site network site

2b. In an area where protected species are known or likely to exist?

xx Protected species recorded on the site

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.

++ Opportunity area for fewer than 3 ecosystem services.

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?

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?

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

3d. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 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?

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?

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

8b. Within the existing settlement form?

xx The site is more than 0.5 miles 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?

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

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?

x The site is unlikely to provide a mix of housing and/or is unlikely to 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?

x The site is not 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?

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?

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

15c. Accessible on foot to a primary school?

xx A site accessibility score of 0 is recorded where 0 is more than 30 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

+ No capacity issues

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

The site is located on the north side of Chawston Lane in the village of Chawston and lies some 12.5 km (7.77 miles) northeast of Bedford town centre. The access point proposed does not provide direct access onto the public highway, it is via third party land thereby introducing is a significant barrier to access. More information and clarity are required on the proposed access. Consideration should be given to taking access directly off Chawston Lane, a classified road with a posted speed limit of 30 mph. It looks like the required forward visibility splays of 2.4m x 90m x 90m into Chawston Lane from a site access is possible. There is no footway pavement on Chawston Lane which is another barrier to access but can be mitigated. There is no on/off cycle route in the vicinity. The nearest bus stop is located on the A1 Great North Road some 650 m from the site access. There is existing congestion problem on the A1 Great North Road which could be exacerbated by development traffic. The Chawston Lane junction with A1 Great North Road is left in and left out which minimises traffic conflicts. There is potential problem at the Chawston Lane junction with Roxton Road and Colesden Road. The impact if any of by the Black Cat to Caxton Gibbet Improvements DCO would need to be considered. From a plan of the promoted preferred route, there appears to be no direct impact on the site.

Contaminated Land

Nothing chosen

Environmental Health note

Noise from the A1 would have the paramount impact on amenity.

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.

Supporting documents

File: T000_PD001_Eaton Bank Land North of Bushmead Road _Vision Documents_20210901

File: Local Plan Reps redacted

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