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Form ID: 281

Land owner

No answer given

N/A

land adjacent to Rookery Road / The Lane, Wyboston, Beds.

Map 1233

grazing land

Residential land / residential development and commercially developed land

Developed (commercial)

residential land / residential development / developed commercial

agricultural land & buildings

Yes

Housing

Nothing chosen

25

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

No answer given

4.5 houses per acre. We would be interested in developing at higher or lower densities depending on requirments of the Council and locals.

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

Access is onto Rookery Road and is approx 6.5m wide at tightest point

Yes

No

No

No

whole development

No answer given

No answer given

No answer given

2024

We will be happy to consider development of the land for climate change purposes. For example, if land is required for development of commercial scale renewable technology. We would also be happy to develop zero carbon housing.

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2.31

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.

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

? 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

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.

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.

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.

+ 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.

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.

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 a greenfield area located at the west side of Rookery Road in the village of Wyboston approximately 10 miles north-east of Bedford town centre. The frontage of proposed access is opposite 53 Rookery Road, an adopted and unclassified single carriageway of 30mph. The carriageway width varies but is approximately 5.0m. There is no footway immediately outside the site, however a footway of varying width between 1m – 1.6m is present on the east side of Rookery Road. There is no cycling route in the vicinity, although Rookery Road is very quiet. The closest bus stop is 350m from the site with 112 Ivel Sprinter stopping twice a day heading to St Neots / Biggleswade while the second closest 800m away serves the 905 connecting Bedford and Cambridge approximately twice per hour. The development only proposes residential use. A Transport Assessment would be needed to assess the overall impact of the developments in the area as the cumulative impact could be quite large on the local highway network. Improvement of pedestrian and cycle access would be needed - provision of a pedestrian crossing and designated cycle path.

Nothing chosen

commercial noise sources to south east

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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