Call for Sites

Land adjoining Box End House, Box End, Road, Kempston Rural

The site has an extant permission for a hotel which has been commenced.

Retail

Leisure

Leisure

Equestrian/Box End Road

Yes

Housing

Nothing chosen

45

Family houses , Self-build/Custom build homes

No answer given

30 dph

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

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access will be provided off Box End Road as indicated on the Site Location Plan.

Yes

No

No

No

45

No answer given

No answer given

No answer given

2025

The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage.

No uploaded files for public display

2.56

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

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

xx Protected species recorded on the site

? 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.

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

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

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

0 Proposal is not employment related.

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.

+ The proposal includes or is 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.

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.

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

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

xx Development would be in flood zones 3a or 3b.

+ 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.

0 Neutral.

+ 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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

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

+ No access constraints

? Potential capacity problem requiring mitigation

The site is located adjacent to southern boundary of property Box End House on the east side of Box End Road and is approximately 4.5 miles south-west of Bedford town centre. Traffic generation from the potential residential development would generate an increase in pedestrian and traffic movements. Box End Road is a bus route and bus stops facilities exist outside 31 Box End Road and approximately 480m distance from the site. The footway strip outside the site of Box End Road approximately 1m in width and grass verge behind the footway. Cycling is possible by using the road surface. Given the proposal a road to adoptable standards is required in accordance with Bedford Borough Council's highway standards in respect of width of carriageway, provision of footway/maintenance margins and radius kerbs at the junction. There is scope for the extension of the existing bus service. There is potential to upgrade the footway to at least 1.8m in width in Box End Road. Pedestrian crossing points need to be identified at key points to enable safe crossing points for pedestrians.

Nothing chosen

close to box end water park

Entire site falls within the boundary of a MSA.

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

Northampton Road Bromham

Former Storage Yard

Bromham Road

Grass Land

Residential Garden

Agricultural

Yes

Housing

Nothing chosen

c5

Family houses

No answer given

8 / acre

Market housing - Owner occupied

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Existing access from Northampton Road

Yes

No

No

No

2024

No answer given

No answer given

No answer given

2024

No answer given

No uploaded files for public display

0.26

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 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

? Uncertain or insufficient information.

? 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.

xx Opportunity area for 3 or more ecosystem services covers more than 50% 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.

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

0 Proposal is not employment related.

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

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.

Nothing chosen

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

xx Development would be in flood zones 3a or 3b.

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

0 Neutral.

+ 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.

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

+ No access constraints

+ No capacity issues

The site is located north of Northampton Road and Grange Lane in the Bromham area approximately 3.5 miles west of Bedford town centre. Access from Northampton Road. Footways serve the site but are overgrown and need improvements, including a shared cycle and footway opposite the site. Bus stops in close proximity. Some congestion within Bridge End but scale of development would not exacerbate significantly. Clear footway on southern side of Northampton Road or provide crossing to northern footway which is in better condition. Upgrade of the bus facilities outside of the site. Potential marking on-street cycle lanes.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

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

Manor Way and Wood Lane Cotton End MK45 3AH

Grass Land

Existing Residential

Existing Residential

Agricultural

Existing Residential

No

Housing

Nothing chosen

60+

Family houses

No answer given

20/ha

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

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Continuation of Manor Way and off Wood Lane

Yes

No

No

2024 - 2025

No answer given

No answer given

No answer given

2024

No answer given

No uploaded files for public display

3.02

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.

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

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

? Uncertain or insufficient information.

? 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.

xx Opportunity area for 3 or more ecosystem services covers more than 50% of the site.

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

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

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

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

+ 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 .

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

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

+ 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.

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

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

+ 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).

+ 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.

0 Neutral.

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

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

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

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

+ No access constraints

+ No capacity issues

Access via an extension of Manor Way and a new access point onto Wood Lane. No traffic congestion in the area. There are bus stops within 300m where the 9A and 9B buses combined give a service to both Bedford and Hitchin approx. every 30 minutes. Both potential access points have adequate pedestrian access. There is a shared pedestrian/cycle path towards Bedford on High Road 200m from the site. Extend the shared cycling/pedestrian path along the pavement on Wood Lane and Manor Way to directly connect to the site. Provide pedestrian access at all proposed access points.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

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

Rookery Road Wyboston MK44 3AX

Greenhouse / Smallholding / Agriculture

Small Holdings

Small Holdings

Small Holdings

Agricultural

No

Housing

Nothing chosen

250 - 300

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

No answer given

20 - 23 dph

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

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Rookery Road

Yes

No

No

2025 - 2029

No answer given

No answer given

No answer given

2025

No answer given

No uploaded files for public display

12.9

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

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

xx There is no public transport within 10 minutes’ walk to enable access 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

? Uncertain or insufficient information.

? 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 fewer than 3 ecosystem services.

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

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 minutes’ walk.

xx There is no public transport within 10 minutes’ walk to enable access 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.

0 Proposal is not employment related.

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

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. , x The site is located within a source protection zone and the proposed use could harm water supplies eg because it is an industrial use

+ 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).

+ 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.

0 Neutral.

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

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

x A site accessibility score of 4 is recorded where 4 is 21 – 30 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. , xx There is no public transport within 10 minutes’ walk to enable access to a major employer.

? Potential access requiring mitigation

x Serious capacity constraint

Based on the submission, it is difficult to tell the exact location, but the previous assessment seems to be accurate in terms of use. According to previous assessment of then site 420: Access will be provided from Rookery Road, an adopted and unclassified single carriageway of 30mph speed limit. The carriageway width varies but is approximately 4.8m at this section. There is no footway immediately outside the site, however a footway is of varying width between 1m – 1.6m which is present on the east side of Rookery Road. There is a segregated cycle route in the vicinity adjacent to the A1 (about 250m as the crow flies, 1.3km on the road). The closest bus stop is 1km from the site with 112 Ivel Sprinter stopping once a day heading to St Neots / Biggleswade. The proposal for 250 - 300 dwellings will intensify the use of the access to the site and have a significant impact on highway network. The immediate junctions affected will be with The Lane to the south as well as Rookery Road itself. The width of Rookery Road is approximately 4.8m at this section and is not wide enough to accommodate additional capacity for 250 – 300 dwellings. A Transport Assessment would be needed to assess the impact of the development on the local highway network. Unlikely Rookery Road would be able to support this scale of development. Improvement of pedestrian and cycle access would be needed - provision of a footpath / pedestrian crossing and designated cycle path. The road is very narrow however which would make the latter difficult.

Nothing chosen

nearby commercial use would need to be considered

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

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

20 Lovell Road Oakley Beds MK43 7RZ

House and Garden

Railway Line with agricultural land beyond

Lovell Road

Residential

Residential

No

Housing

Nothing chosen

Up to 20 dwellings

Family houses

No answer given

30/ha

Market housing - Owner occupied , Affordable Housing - Affordable rent

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Existing Access from Lovell Road

Yes

No

No

No

2024

No answer given

No answer given

No answer given

2024

No answer given

No uploaded files for public display

0.58

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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.

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

? Uncertain or insufficient information.

? 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.

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

0 Proposal is not employment related.

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

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.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ 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).

+ 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.

0 Neutral.

+ 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.

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

+ No access constraints

? Potential capacity problem requiring mitigation

Access onto Parrott Close. There is relatively high congestion in Oakley so measures to encourage cycle use towards Oakley should be considered. There is a pair of bus stops at the end of Parrott Cl 150m from the site, with the number 51 bus providing a service to Bedford and Oakley every 30 minutes. A new and well-paved pavement leads directly from the site. Whilst a generally well-connected site, cycle connectivity is very poor and there is significant congestion nearby. Encouraging cycling into Oakley by designating the path on Lovell Rd as a cycle/pedestrian path could help solve both problems.

Nothing chosen

predominant concern is railway noise

Site does not fall within the boundary of a MSA.

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

Bromham Grange Northampton Road Bromham MK43 8PB

House and Garden

Northampton Road with agriculture beyond

Existing Residential

Existing Residential

Paddock

No

Housing

Nothing chosen

6

Family houses

No answer given

8 / acre

Market housing - Owner occupied

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Access direct from Northampton Road

Yes

No

No

No

2024

No answer given

No answer given

No answer given

2024

No answer given

No uploaded files for public display

0.40

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.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 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

? Uncertain or insufficient information.

? 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.

? 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.

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

0 Proposal is not employment related.

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.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

xx Development would be in flood zones 3a or 3b.

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

0 Neutral.

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

? 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.

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

+ No access constraints

+ No capacity issues

Access from Northampton Road. Footways serve the site but are overgrown and need improvements, including a shared cycle and footway opposite the site. Bus stops in close proximity. Some congestion within Bromham but scale of development would not exacerbate significantly. Clear footway on southern side of Northampton Road or provide crossing to northern footway which is in better condition.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

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

Land to the rear of 6 Grange Court Bromham Bedford MK43 8PF

House and Garden

Northampton Road with agriculture beyond

Existing Residential

Existing Residential

Former Builders Yard

No

Housing

Nothing chosen

c5

Family houses

No answer given

8 / acre

Market housing - Owner occupied

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Direct access from Northampton Road

Yes

No

No

No

2024

No answer given

No answer given

No answer given

2024

No answer given

No uploaded files for public display

0.26

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 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 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

? Uncertain or insufficient information.

? 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.

xx Opportunity area for 3 or more ecosystem services covers more than 50% of the site.

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

? 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 8 is recorded where 8 is 0 – 10 minutes’ walk.

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

0 Proposal is not employment related.

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.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

xx Development would be in flood zones 3a or 3b.

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

0 Neutral.

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

? 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 8 is recorded where 8 is 0 – 10 minutes’ walk.

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

+ No access constraints

+ No capacity issues

Located just west of Site 441 - comments related to both sites. Access from Northampton Road. Footways serve the site but are overgrown and need improvements, including a shared cycle and footway opposite the site. Bus stops in close proximity. Some congestion within Bromham but scale of development would not exacerbate significantly. Clear footway on southern side of Northampton Road or provide crossing to northern footway which is in better condition.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

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

Land adjacent to Bromham Grange, Northampton Road, Bromham, Bedford MK43 8PB

Former Storage Yard & Gardens

Northampton Road with agriculture beyond

Existing Residential

Existing Residential

Grass Land

No

Housing

Nothing chosen

c25

Family houses

No answer given

10 / acre

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

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

The site abuts Northampton Road

Yes

No

No

No

2024 - 2025

No answer given

No answer given

No answer given

2024

No answer given

No uploaded files for public display

0.95

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.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 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

? Uncertain or insufficient information.

? 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.

x Opportunity area for 3 or more ecosystem services covers 25-50% of the site.

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

? 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.

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

0 Proposal is not employment related.

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

x The proposal is likely to have a negative effect on the landscape.

+ 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.

+ The site is not on best and most versatile agricultural land as defined in the NPPF.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

xx Development would be in flood zones 3a or 3b.

+ 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.

0 Neutral.

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

? 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.

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

+ No access constraints

+ No capacity issues

Larger version of site 751/19. The site is located north of Northampton Road and Grange Lane in the Bromham area approximately 3.5 miles west of Bedford town centre. Access from Northampton Road. Footways serve the site but are overgrown and need improvements, including a shared cycle and footway opposite the site. Bus stops in close proximity with the 25 providing an hourly service between Bedford and Great Denham. Some congestion within Bromham but scale of development would not exacerbate significantly. Clear footway on southern side of Northampton Road or provide crossing to northern footway which is in better condition. Upgrade of the bus facilities outside of the site. Potential marking on-street cycle lanes.

Nothing chosen

no noise concerns

Entire site falls within the boundary of a MSA.

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

The Ridings Cleat Hill Bedford MK41 8AN 0.5 ha

Garden Land

Fields

Residential

Woodland

Residential

No

Housing

Nothing chosen

10 - 15

Family houses

No answer given

30 dph

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

No answer given

No answer given

Nothing chosen

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

There is scope to widen the existing driveway within the control of the promoter.

Yes

No

No

No

10-15

No answer given

No answer given

No answer given

2024

Not stated

No uploaded files for public display

0.52

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

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.

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

x The site is 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 fewer than 3 ecosystem services.

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.

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

0 Proposal is not employment related.

0 Proposal does not include a main town centre use.

+ 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.

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

xx The site is more than 0.5 miles 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.

+ 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).

+ The site is likely to provide a mix of housing and include affordable housing. , x The site is unlikely to provide a mix of housing and/or is unlikely to include affordable housing.

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

x The site is not within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

x The development is unlikely 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.

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

+ No access constraints

+ No capacity issues

The site is located on the east side of Bedford Road approximately 2.4 miles north of Bedford town centre. Suitable access to the site is achievable from Bedford Road. The congestion on Bedford Road close to the site is low. The closest bus stop is located approximately 130m west of the site. There is no footway serving the site, but there is a 1.5m footway on the other side of Bedford Road. Cycling is feasible on-road Widening of the existing access and provision of informal crossing to tie into existing footway provision on Bedford Rd.

Nothing chosen

no noise concerns

Site does not fall within the boundary of a MSA.

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