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Form ID: 476

Interest in land

Land owner

Specify 'other' land interest

No answer given

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

N/A

Address of site

Park Farm West End Stagsden Bedford MK43 8SZ

Location plan

Current use of land

Grazing land and chicken coops for rehabilitation of ex-battery hens and adapted kennels and runs and stable for rescued rabbits and goats.

Adjoining use to the north

Arable farming

Adjoining use to the south

Arable and dedicated wildlife habitat copse

Adjoining use to the east

Arable farming

Adjoining use to the west

Arable, stable complex, house, horse pasture and set aside. Christmas tree farm, shop and houses.

Has the site been developed previously?

Yes

Proposed primary use

Housing

Other uses proposed

Housing , Employment

Number of dwellings proposed

Total 4 Category C3 homes (more if Council requires).

Type of housing proposed

Self-build/Custom build homes , Older people housing , Other

Other type of housing

One home to rent for apprentice rural crafts person and/or family with connections to the area.

Density proposed

0.125 acres per home excluding communal garden, orchard, greenhouse and wildlife areas.

Proposed tenures

Market housing - Owner occupied , Affordable Housing - Affordable rent

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

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?

Existing paddock entrance would be re-established to give single access point directly onto the adopted highway Stagsden West End Road.

Is the site available for development now?

Yes

Is the site currently subject to a planning application?

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)

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

None

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

None

16+ years (2040 onwards)

None

What year, post adoption of the plan, would you expect development to start on site?

ASAP

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

The approaches proposed in response to the demands of climate change are described under each of the specific policies below:- Policy 51S: Climate change strategic approach General observations: The methods and technologies selected meet best practice as a minimum and have been specifically aligned to respect constraints of the sites history. The previous owners sold-off paddock turf and top soil for use in housing in Buckinghamshire. Former owners then used area for goats and exercising their breeding and exhibition dogs. Consider the land to be Grade 4 and of a size difficult to farm effectively. The existing trees and hedgerows will be maintained. The site will be enhanced and managed to give linking corridors to an existing pond and surrounding wildlife spaces. Our past activities have lent support to threatened species including migrating turtle doves. Further selective native planting will enhance the biodiversity of the site. Policy 52: Water demand Restrict water use to less than 110 litres per person per day in line with Building Regulations. Collect grey, rain and surface waters where possible and use to replace fresh water wherever possible. Employ on-site sewage treatment Policy 53: Development and accessibility Convenient foot and cycle access exists to Brown’s Gift and Farm shop in Stagsden and onward to Bromham for GP Surgery, Post Office, Library and additional shops. These centres also provide public transport connections for easy travel to the major town centres of Bedford, Northampton, Milton Keynes and beyond. Top of Stagsden West End Lane meets A422 with its major public transport links to Oxford and Cambridge soon to be enhanced with railway link from Bedford. Any wider personal mobility needs will be met by shared electric transport, and use of taxi from company already in Stagsden West End. High-speed broadband will continue to meet wider communication needs e.g. health care, social interaction and provide for shopping on-line as required. The design layout planned, will employ the dwellings form and fabric to promote residents’ health and well-being. The design layout will provide high comfort levels and good daylight by maximising the benefits available from natural ventilation and solar gain whilst avoiding over-heating. Policy 54: Energy efficiency The dwellings’ designs and utilisation will employ a holistic range of proven methodologies to achieve better than the 19% reduction below the Building Regulations requirement. Site orientation and design layouts will maximise the availability of useful solar gain. Form, fabric and air-tightness will be used to minimise the demand for applied energy. The use of high efficiency building services employing heat recovery, underfloor heating, smart controls will make efficient use of the energy consumed. On-site renewable energy systems (solar PV and wind turbines with battery storage) and integrated heat pumps will minimise the use of carbon fuels. Effective daylight use will maximised and supplemented by high efficiency LEDs where necessary. Energy to provide for hot water use will be minimised by utilising water efficient (and where appropriate low temperature) appliances. Household appliances will be AA or above rated.

Attachments

File: Attachment.docx

Site size (ha)

0.40

Site size threshold

Above

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?

xx There is no public transport within 10 minutes’ walk to enable access 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 not 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.

+ 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?

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?

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

x All or a majority of the site is 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?

+ The development will meet identified housing 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? +

? Uncertain or insufficient information.

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?

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

Low highway congestion surrounding area and nearby A422 Newport Pagnell Road, to the North of the site. No pedestrain or cycle access. Currently no access onto Stagsden West End Road. The closest bus stop is a 3km drive to the West, in Astwood. The road is very narrow with no pedestrian footway. However, there is land >1m wide next to the road. This could be formalised as a pedestrian footway. Alternatively, this could be designated as a shared pedestrian and cycle path.

Contaminated Land

Nothing chosen

Environmental Health note

no noise concerns

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.

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