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Form ID: 524

Interest in land

Land owner

Specify 'other' land interest

Joint Application - See below

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

Yes

Address of site

Land to the South West of The Interchange Retail Park and North of the A421, Kempston Bedford Bedfordshire MK42 7AZ

Location plan

Current use of land

Broadcasting tower (agreement expiring imminently), otherwise open land

Adjoining use to the north

Railway line, Industrial Estate to North West, Retail Park to North East

Adjoining use to the south

A421, Countryside beyond

Adjoining use to the east

Retail Park (North East), Open Countryside

Adjoining use to the west

Railway Line, Industrial Estate

Has the site been developed previously?

Don't know

Proposed primary use

Employment

Other uses proposed

Retail , All other types

Number of dwellings proposed

No answer given

Type of housing proposed

Nothing chosen

Other type of housing

No answer given

Density proposed

No answer given

Proposed tenures

Nothing chosen

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

Any B1, B2 and/or B8 uses

Gross floorspace proposed

Circa 11,250 across all uses, dependant on proposal. Total site area approx. 33,050sqm

Proposed type of retail

Any retail (as an extension to the Interchange Park)

Net floorspace proposed

TBC

Gross floorspace proposed

Estimated total floorspace circa 11,250sqm across all uses, which is dependant on end user(s). No specific floorspace allocation is given at this stage to individual uses. Floorspace could increase or decrease dependant on final proposal.

Number of hotel rooms proposed

No answer given

Amount of development proposed

To be included in the above estimated floorspace, no specific floorspace allocation given.

Description

D2 Leisure and Recreation uses.

Can suitable access be achieved for the site?

Suitable access is achievable

Where will the site’s access point(s) be?

At present, the site has retained access located to the rear of the Interchange Retail Park however the intention is to reinstate and extend the old road, which was closed when the A421 works were completed, which links to the roundabout on the B530 and is still owned by the Council. This road could be extended to then provide suitable access to the eastern most point of the site.

Is the site available for development now?

Yes

Is the site currently subject to a planning application?

Is the site currently being marketed?

Are you aware of any issues that might affect the viability of developing the site?

Yes

1-5 years (2024/25-2028/29)

All floorspace

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

No answer given

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

No answer given

16+ years (2040 onwards)

No answer given

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

2025

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

This proposal would adhere to all policies relating to sustainable construction at the time of the application and the relevant building regulations at the time of construction. Given the early stages of this proposal, it is premature to set out a specific approach this proposal would take to respond to climate change at this point, however given the importance of climate change the landowner is committed to ensuring any future proposal on this site generates as minimal impact as possible on the environment. Further, as there is some risk of flooding associated with this site, the landowner would investigate opportunities for minimising flood risk events to create a positive impact on flood risk in this location.

Attachments

File: Site Plan.pdf

File: Covering letter redacted

Site size (ha)

3.32

Site size threshold

Above

Overriding constraint?

None

Stage1 conclusion

Include in next stage of assessment

Stage 2 Assessment of suitability, availability & achievability

Site is available , Site is likely to be achievable

Stage 2 conclusion

Include in next stage of assessment

1a. Within or adjoining UAB SPA or built form of a small settlement

+ The site is within or adjoining the urban area UAB.

1b. Accessible on foot to a food store?

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

1c. Accessible on foot to a primary school?

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

1d. Accessible on foot or by bus to a major employer?

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.

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?

x The site is within a green infrastructure opportunity network but is likely to compromise the network.

2e. Likely to impact on an area currently providing ecosystem services.

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

+ The site is within or adjoining the urban area.

3c. Accessible on foot to a food store?

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

3d. Accessible on foot to a primary school?

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

3e. Accessible on foot or by bus to a major employer?

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.

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?

+ Proposal includes permanent economic and employment opportunities.

6a. Proposing a main town centre use in, on the edge or outside of a town centre?

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

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?

N/A in UAB

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?

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

10a. Within a groundwater source protection zone?

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

11a. At risk of flooding?

x The majority of the site is within flood zone 2.

12a. Likely to provide a mix of housing, including affordable housing?

0 Residential development not proposed.

12b. Able to address a particular housing need?

0 Residential development not proposed.

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? +

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

15a. Within or adjoining the urban area, a defined settlement policy area or the built form of a small settlement?

+ The site is within or adjoining the urban area.

15b. Accessible on foot to a food store?

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

15c. Accessible on foot to a primary school?

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

15d. Accessible on foot or by bus to a major employer?

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.

15e. Connect highway without constraint?

? Potential access requiring mitigation

15f. Highway or junction capacity issues

? Potential capacity problem requiring mitigation

Highway comments. For more detailed assessment see HELAA supporting document. www.bedford.gov.uk/LocalPlan2040

The site is located West of The Interchange Retail Park and North of the A421 in Kempston, 2.1 miles southwest from the centre of Bedford. Access to the site is feasible from the southwest arm of the B530/Polo Field Way roundabout. The access to the site will happen mostly by car. Possible development of the site could cause moderate problems at the B530/Polo Field Way roundabout. There is public transport 500m from the site's access point. There are no provision of footways and cycle track in the vicinity of the site. A Transport Assessment (TA) will be required to identify the impact of traffic in the B530/Polo Field Way roundabout and satisfactory facilities for both pedestrians and cyclists.

Contaminated Land

Likely to require contaminated land assessment and remediation if required.

Environmental Health note

no noise concerns

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is within the urban area and is suitable for allocation for industrial, warehousing and distribution uses. Potential flooding issues can be mitigated. Key principles include the need for site specific flood risk assessment. Transport Assessment to address traffic impact on nearby roads and junctions and the provision of pedestrian and cycle links. Early consultation with Anglian Water is required to ensure connection to water infrastructure network. Site is proposed for allocation EMP3 Land south of Interchange Retail Park and north of A421, Kempston.

Supporting documents

File: Covering Letter Redacted.pdf

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