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Form ID: 524

Land owner

Joint Application - See below

Yes

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

Map 1233

Broadcasting tower (agreement expiring imminently), otherwise open land

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

A421, Countryside beyond

Retail Park (North East), Open Countryside

Railway Line, Industrial Estate

Don't know

Employment

Retail , All other types

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

No answer given

Nothing chosen

No answer given

Any B1, B2 and/or B8 uses

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

Any retail (as an extension to the Interchange Park)

TBC

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.

No answer given

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

D2 Leisure and Recreation uses.

Suitable access is achievable

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.

Yes

No

No

Yes

All floorspace

No answer given

No answer given

No answer given

2025

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.

3.32

Above

None

Include in next stage of assessment

Site is available , Site is likely to be achievable

Include in next stage of assessment

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

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

x A site accessibility score of 4 is recorded where 4 is 21 – 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

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

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 the urban area.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 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.

+ 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.

N/A in UAB

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.

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

0 Residential development not proposed.

0 Residential development not proposed.

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.

+ The site is within or adjoining the urban area.

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

x A site accessibility score of 4 is recorded where 4 is 21 – 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.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

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.

Likely to require contaminated land assessment and remediation if required.

no noise concerns

Site does not fall within the boundary of a MSA.

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.

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