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Form ID: 713

Interest in land

Other (please specify)

Specify 'other' land interest

Agent for agent: Please Contact: Chris Green, Town PLanning Serivces, Sharnbook.

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

N/A

Address of site

Land south of Goldington Road, Bedford, MK41 0HY 9.44 ha

Location plan

Current use of land

Vehicle repair workshops of approximately 930sqm, storage of motor vehicles, storage and distribution on c.0.75 hectares.

Adjoining use to the north

Employment

Adjoining use to the south

Open countryside

Adjoining use to the east

Residential

Adjoining use to the west

Retail, commercial and open space

Has the site been developed previously?

Yes

Proposed primary use

Employment

Other uses proposed

Employment

Number of dwellings proposed

No answer given

Type of housing proposed

Nothing chosen

Other type of housing

No answer given

Density proposed

No answer given

Proposed tenures

Nothing chosen

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

B1, B2 and B8

Gross floorspace proposed

21,500

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?

The current access is unsuitable/requires improvement

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

The site would gain vehicular access off the exiting roundabout with Goldington Road and Norse Road. This is shown on the Master Plans accompanying the submission

Is the site available for development now?

Yes

Is the site currently subject to a planning application?

Yes

Is the site currently being marketed?

Yes

Are you aware of any issues that might affect the viability of developing the site?

1-5 years (2024/25-2028/29)

Yes

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?

2023

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

A flood risk assessment has been prepared for the site which shows that a Sustainable Urban Drainage System can be used and that there is sufficient attenuation available, including +40% allowance for climate change. There is also potential to include significant environmental and landscape enhancements to the south of the site.

Attachments

File: CFS Submission redacted

Site size (ha)

9.41

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

+ 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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 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?

+ The site is not within or adjoining 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?

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?

x The site is within a green infrastructure opportunity network but is likely to compromise 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?

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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 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

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?

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?

+ 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?

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

8b. Within the existing settlement form?

N/A in UAB

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 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?

? 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?

0 Residential development not proposed.

12b. Able to address a particular housing need?

0 Residential development not proposed.

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?

+ 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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 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

There is an existing but largely unused exit on the roundabout north of the site which is the proposed access. This would require minimal work to the existing road and will provide an efficient and safe access point. There is moderate traffic congestion on some local roads, however the main arterial roads serving the development (the A4280 and A421) have some congestion. There are bus stops within 100m where the number 5 bus provides five5 services per hour to Bedford, and the 905 bus provides a half hourly service to Cambridge. There is currently no pedestrian connectivity, a crossing across the A4280 would be needed to access the existing shared footpath/cycle path there. Improve pedestrian access to the existing bus stops - this should at least include a pavement from the site entrance to the westbound stop, and a crossing across the A4280 to access the eastbound stop. Also provide cycle connectivity to shared path on the opposite side of A4280.

Contaminated Land

Likely to require contaminated land assessment and remediation if required.

Environmental Health note

road noise from A4280 and noise from industrial units immediately to south of road

Mineral Safeguarding Area

Entire site falls within the boundary of a MSA.

Site assessment conclusions

The site adjacent to the urban area and is suitable for allocation for office, industrial, warehousing and distribution uses. A design code will need to be prepared to reflect this gateway location. Development of the site should also contribute to the River Valley Park (ADLP Policy 26) and take account of the historic environment. A biodiversity report and Transport Assessment will also be required. Appropriate links provided to the existing pedestrian and cycle network will be important. Early consultation with Anglian Water is required to ensure connection to water infrastructure network. Site is proposed for allocation EMP4 Land south of Goldington Road, Bedford.

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