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Form ID: 210

Land owner

No answer given

N/A

Land at Greensbury Farm Thurleigh Road Bolnhurst Bedfordshire MK44 2ET

Map 1233

Permitted uses for B1, B2 and B8

Open Countryside

Residential

Garden land/Countryside

Vacant commercial (B1, B2 and B8)

Yes

Housing

Nothing chosen

up to 18

Family houses

No answer given

35 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

The access will be gained using the site's current access, along a private driveway which the site has right of access over and enters the site in the south-west corner. This access driveway is connected to directly to the adopted highway, Thurleigh Road/Cross End. This access driveway also serves the other residential properties located to the south of the site.

Yes

No

No

Nothing chosen

18

No answer given

No answer given

No answer given

No answer given

The nature of the current business operated from the site is for delivering mobile freezer units to locations which require them, typically at short notice and in an emergency. The site is currently predominantly laid to hardcore and has some buildings on site, including the offices of the company (based in portacabins) and a larger commercial shed building where repairs and servicing is undertaken. The business has been operating from the site since 1998 however this site is no longer sustainable, given the majority of the staff travel in from Bedford and all movements of freezer units must be driven from the site in Bolnhurst and down towards Bedford, before making their onward journey to the final destination. Given the rural nature of the site, this means it is located away from any main transport links, which creates longer journey times and vehicle movements. The buildings on site are inefficient and even if these were replaced with new, more efficient buildings, the location for a commercial business based on mobile freezer rental units is not as sustainable given it's distance from the road networks it relies on, and for this reason the company is looking at relocating to a more accessible site in Bedford. The proposed residential development will be built to at very least comply with all local plan policies to make the development as sustainable as possible. The use of renewal energies will be explored through any application process to lessen any impact of the development along with measures to reduce water consumption. The site is not located within a flood risk zone.

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0.50

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

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

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

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.

xx The site is more than 0.5 miles from a defined settlement policy area or the built form of a small settlement.

+ All or a majority of the site is 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 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.

? Uncertain or insufficient information.

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

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

+ No access constraints

+ No capacity issues

Access from Cross End, utilising private farm access. No footway or cycle connections to the site. Bus stops over 1.2km away. No highway capacity issues. Any mitigation here for pedestrian access would require significant cost and scale, unsure of highway ownership. Scale of development unlikely warrants cost of mitigations/improvements

Nothing chosen

potenital noise impact by adjacent businesses

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.

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