Call for Sites

Land to the south east of Wymington Road, Podington

Agricultural, including buildings

agricultural

residential

agricultural and residential curtilage

agricultural

No

Housing

Nothing chosen

TBC although it is anticipated it could accommodate between 30-50 dwellings if developed in its entirety

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

No answer given

15-25 dph

Market housing - Owner occupied , Market housing - Private rented housing , Other

affordable in accordance with policy

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 an existing access via Wymington Road.

Yes

No

No

No

No answer given

20-40

No answer given

No answer given

No answer given

Any development proposals would be designed in accordance with best practice.

1.38

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.

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

x Protected species could be affected.

? 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

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

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

? 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.

+ 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).

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

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

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

Access using existing access West of site on Wymington Road; rural. Direct access and other roads within 1km show no congestion. 2-3 buses per day 600m from the site in Podington - number 25. There is no footway and limited scope for new infrastructure. No cycling routes in the site's vicinity. Scale of development unlikely warrants cost of mitigations/improvements

Nothing chosen

noise from agricultural use may harm amenity

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 east of Wymington Road, Podington

Agricultural

Agricultural

Agricultural

Agricultural

Agricultural

No

Housing

Nothing chosen

TBC although it is anticipated it could accommodate between 35-50 dwellings if developed in its entirety

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

No answer given

15-25 dph

Market housing - Owner occupied , Market housing - Private rented housing , Other

affordable in accordance with policy

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

There is no access to an adopted highway

It is considered that the site could be accessed via the land to the south which is also submitted for consideration.

Yes

No

No

No

No answer given

No answer given

33-55

No answer given

No answer given

Any development proposals would be designed in accordance with best practice.

No uploaded files for public display

2.53

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.

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

x Protected species could be affected.

? 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

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

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

? 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.

+ 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).

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

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

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

Site adjacent to site 519, and very similar number of dwellings proposed (50 max), therefore same score and comments.

Nothing chosen

Dependent on adjacent premises and whether they have housing permitted, if not noise from the agricultural use may harm amenity

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 West of Vicarage Lane, Podington

Agricultural, including buildings

Garden Centre

Agricultural

Vicarage Lane

Playing field

No

Housing

Nothing chosen

TBC although it is anticipated it could accommodate between 26-43 dwellings if developed in its entirety

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

Affordable housing in accordance with policy.

15-25 dph

Market housing - Owner occupied , Market housing - Private rented housing

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

The current access is unsuitable/requires improvement

Access is currently via Vicarage Lane. If the Garden Centre should come forward for development, it is anticipated that it would be possible to access the site from this land.

Yes

No

No

No

26-43

No answer given

No answer given

No answer given

No answer given

Any development proposals would be designed in accordance with best practice.

1.50

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.

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

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.

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.

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.

+ 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.

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

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.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The site is located on the west side of Vicarage Lane in the village of Podington approximately 15 miles northwest of Bedford town centre. The access point of the site could be created on Vicarage Lane, which is an unclassified road of 30mph speed limit. There appears to be a lack of bus stops in the village, but the bus service is through High Street and would stop outside the church on High Street opposite Vicarage Lane. The approximate distance of the bus stop is 350m. There are no footways serving the site, nor cycle route. Cycling is possible on-road. The access point of the site should be specified in the frontage of the site. It is necessary a substantial scheme of highway improvements including provision of footways, widening of the carriageway, improved access to public transport and bus stop facilities and also pedestrian crossing points for the proposed development to be achievable.

Nothing chosen

noise from garden centre and school would need to be considered

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.

Odell Solar Park, Odell

Solar farm

Santa Pod Raceway

Agricultural

Agricultural

Santa Pod Raceway

Yes

Housing

Housing , Employment , Retail , Hotel

Up to 700 dwellings - not proposed should be fully developed - should be viewed in context of Sharnbrook Garden Village if this comes forward.

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

No answer given

15-25 dph

Market housing - Owner occupied , Market housing - Private rented housing

affordable in accordance with policy

No answer given

Nothing chosen

No answer given

TBC

TBC

No answer given

No answer given

No answer given

TBC

No answer given

No answer given

The current access is unsuitable/requires improvement

The site is accessed at present via the existing airfield road/existing farm tracks. The road infrastructure proposed for the Sharnbrook Garden Village appears to include an upgraded access route which would connect directly with the site. Therefore, development of the land, which is only submitted within the context of the adjacent proposals, could be served by any new and upgraded highways.

Don't know

No

No

No

TBC

TBC

TBC

TBC

Subject to wider Garden Village

Any development proposals would be designed in accordance with best practice.

28.55

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.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? Uncertain or insufficient information

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance the network.

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.

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.

0 The proposal appears to have no impact on heritage assets and their significance.

+ Proposal includes permanent economic and employment opportunities.

x Proposal includes a main town centre use in an out of centre location.

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.

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).

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

+ The development will meet identified housing 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.

+ 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

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 Serious access constraint wider impacts

x Serious capacity constraint

The development is located on a current solar farm North of Odell, next to SantaPod Solar Farm and Raceway. Access is indicated to be provided onto a dirt track crossing the site. However, the developer indicates that the road infrastructure proposed for the Sharnbrook Garden Village appears to include an upgraded access route which would connect directly with their site. Therefore, development of the land, which is only submitted within the context of the adjacent proposals, would be served by any new and upgraded highways. There are no cycle paths or bus stops in the vicinity. A Transport Assessment should be developed to assess the impact of the development on the road network, including an assessment of the cumulative impact of this with the neighbouring Sharnbrook Garden Village. It should be ascertained that the upgraded access route would include appropriate pedestrian and cycle facilities. Bus connection should be provided to the site / vicinity. Site cannot be delivered in isolation without significant mitigations and access improvements.

Nothing chosen

adjacent to santa pod

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 north west of Forty Foot Lane, Podington

Agricultural

Agricultural

Santa Pod Raceway/former airfield

Woodland

Commercial/industrial

No

Housing

Housing , Employment , Retail , Hotel

800 + dwellings - not proposed should be fully developed -should be viewed in context of Sharnbrook Garden Village if this comes forward

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

Affordable housing in accordance with policy.

15-25 dph

Market housing - Owner occupied , Market housing - Private rented housing , Other

TBC

No answer given

Nothing chosen

No answer given

TBC

TBC

No answer given

No answer given

No answer given

TBC

No answer given

No answer given

The current access is unsuitable/requires improvement

The site is accessed at present via Forty Foot Lane. The road infrastructure proposed for the Sharnbrook Garden Village appears to include an upgraded access route which would connect directly with the site. Therefore, development of the land, which is only submitted within the context of the adjacent proposals, could be served by any new and upgraded highways.

Yes

No

No

No

TBC

TBC

TBC

TBC

Subject to wider Garden Village

Any development proposals would be designed in accordance with best practice.

34.78

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.

x The site is within or adjoining a site of nature conservation importance

? Uncertain or insufficient information.

? 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

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.

+ Proposal includes permanent economic and employment opportunities.

x Proposal includes a main town centre use in an out of centre location.

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.

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).

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

+ The development will meet identified housing 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.

+ 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

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.

? Potential access requiring mitigation

x Serious capacity constraint

The site is located west of Airfield Road in the village of Sharnbrook approximately 9 miles north of Bedford town centre. Access to the site at present is via Forty Foot Lane, however access to the proposed development would be achievable via neighbouring proposed Sharnbrook Garden Village (see site 1002). Detailed assessment would be required of the impact of this scale of development and Sharnbrook Garden Village on the neighbouring highway network. There are no bus stops within a radius of 1.2km from the site entrance. There are no footway or cycleways outside the site at present. The size of the proposed development needs careful examination and further investigation for future construction. In this context traffic, modelling will need to be undertaken as part of the required Transport Assessment which will identify the impact and it will include sustainable transport measures. Given the number of homes proposed, it is likely that more than one access point will be necessary.

Nothing chosen

santa pod and rail line noise sources

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.