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Form ID: 1004

Interest in land

Other (please specify)

Specify 'other' land interest

Agreement with landowner

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

Yes

Address of site

Land south of Wixams and west of A6

Location plan

Current use of land

Agricultural

Adjoining use to the north

Residential

Adjoining use to the south

Agricultural

Adjoining use to the east

A6 road / agricultural

Adjoining use to the west

Residential / agricultural

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Nothing chosen

Number of dwellings proposed

415

Type of housing proposed

Family houses , Older people housing , Flats

Other type of housing

No answer given

Density proposed

35 dph

Proposed tenures

Market housing - Owner occupied , Market housing - Private rented housing , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

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

No answer given

Gross floorspace proposed

No answer given

Proposed type of retail

No answer given

Net floorspace proposed

No answer given

Gross floorspace proposed

No answer given

Number of hotel rooms proposed

No answer given

Amount of development proposed

No answer given

Description

No answer given

Can suitable access be achieved for the site?

The current access is unsuitable/requires improvement

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

Main vehicular access proposed from a new roundabout off the A6 to the east of the site. Emergency access from Bedford Road to the north. Pedestrian access – various points, please see submitted Vision Document.

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?

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

415

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?

Assuming plan adoption in winter 2023, in line with the Council LDS (April 2020), we would anticipate commencement on site in 2025.

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

Please see enclosed Vision Document for response to this question.

Attachments

File: Wixams End Baseline Transport Appraisal.pdf

File: Wixams End Economic and Wellbeing Benefits Assessment.pdf

File: Wixams End Flood Risk Assessment and Drainage Strategy Part 3 of 3.pdf

File: Wixams End Ground Conditions and Utilities Summary Part 2 of 3.pdf

File: Wixams End Ground Conditions and Utilities Summary Part 3 of 3.pdf

File: _Wixams End Preliminary Ecological Appraisal.pdf

File: Wixams End Vision Document Part 1 of 3.pdf

File: Wixams End Vision Document Part 2 of 3.pdf

File: Wixams End Vision Document Part 3 of 3.pdf

File: Covering letter redacted

File: Flood risk and drainage redacted

File: Flood risk and drainage redacted 2

File: Ground conditions and utilities

File: Historic Environment Assessment

Site size (ha)

53.5

Site size threshold

Above

Overriding constraint?

None

Stage1 conclusion

Include in next stage of assessment

Stage 2 Assessment of suitability, availability & achievability

Site has overriding access constraints

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 a defined settlement policy area or within the built form of a small settlement.

1b. Accessible on foot to a food store?

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

1c. Accessible on foot to a primary school?

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 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?

xx Protected species recorded on the site

2c. Potentially able to achieve a net gain in biodiversity?

? Uncertain or insufficient information

2d. Able to link into the green infrastructure opportunity network?

0 The site is not within or adjoining the green infrastructure opportunity network or the impact of the proposal is neutral.

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

+ Opportunity area for 3 or more ecosystem services covers less than 25% 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 a defined settlement policy area or within the built form of a small settlement.

3c. Accessible on foot to a food store?

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

3d. Accessible on foot to a primary school?

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 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?

0 Proposal is not employment related.

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

0 Proposal does not include a main town centre use.

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?

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

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?

+ 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).

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

+ The site is likely to provide a mix of housing and include affordable housing.

12b. Able to address a particular housing need?

+ The development will meet identified housing needs eg elderly, care, travellers.

13a. Within 800m of a facility where cultural or social activities can be accessed?

+ The site is 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 a defined settlement policy area or within the built form of a small settlement.

15b. Accessible on foot to a food store?

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

15c. Accessible on foot to a primary school?

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 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

THIS SITE REQUIRES MORE DETAILED REVIEW DUE TO ITS SCALE AND POSITVE/NEGATIVE IMPACTS ON SURROUNDINGS. Main vehicular access proposed from a new roundabout off the A6 to the east of the site. Emergency access from Bedford Road to the north. Pedestrian access – various points. All accessibility considerations are thoroughly described in the Transport Assessment. The A6 would require investment in order to be provide for improved pedestrian and/or cycle access. There are bus stops on Luton Rd, less than 400m from the site. Stakeholder discussion with bus providers to provide new routes or extensions to serve the site. Wixams has a small cycle infrastructure network, which could potentially be expanded.

Contaminated Land

Nothing chosen

Environmental Health note

road noise from the A6

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

The site is suitable for allocation for residential development and open space. A masterplan and design code should be prepared to ensure that development accords with the South of Bedford strategic framework. Development will need to have regard to surrounding heritage assets. A Transport Assessment will be required and should particularly focus on multi user connections to existing networks and the surrounding areas. Green infrastructure and landscaping buffers between Wixams and Wilstead will be particularly important in this location. A site specific flood risk assessment will also be needed in order to consider all sources of flood risk. Site is proposed for allocation HOU15 Land South of Wixams.

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