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Form ID: 686

Other (please specify)

Agent to Agent: Please contact: Mark Schmull, Arrow Planning Ltd.

N/A

Land at West Park Farm Adjoining Wilstead MK45 3RD Please see attached drawing: ref APL046-1. c.21 ha.

Map 1233

agricultural. c. 21 ha.

Residential – Mobile Home Park and land previously promoted by housebuilder

Agricultural, with some residential dwellings

Woodland

A6, with agricultural beyond and Wixams Expansion to NW

No

Housing

Employment

525 Dwellings

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

No answer given

25 Dwellings / ha

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

B1 (to become E class) /B2/B8

c.335,000sqm

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

Suitable access is achievable

Scheme could provide a strategic expansion of Wilstead delivering new roundabout on A6 to improve junction at Chapel End Road. Also realignment of access from Wilstead through site to improve access at Luton Road/A6 junction.

Yes

No

No

No

250 Dwellings

175 Dwellings

No answer given

No answer given

2025

The site is in a sustainable location with access to local sustainable transport methods including rail (with the proposed Wixams station) and bus routes, as well as being within a practical commutable distance of schools and employment opportunities at the Wixams and as proposed in the Marston Vale near Kempston Hardwick. Due to the significant land ownership, there is the potential to deliver biodiversity improvements and new woodland planting on land as put forward and adjoining within the same land ownership. The development would also have the potential to deliver low or zero carbon homes in line with emerging national and local planning policy.

19.94

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.

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

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

xx Protected species recorded on the site

? 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.

? The site is within or adjoining 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

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

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.

+ 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.

x The development will not meet identified 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.

? The site is within or adjoining 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.

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

? Potential capacity problem requiring mitigation

While the A6 experiences little to no traffic congestion in the site area, the nearby Chapel End Road and Church End Road both have moderate congestion during peak hours. No formal cycling provision in the area. The closest bus stop is 1.2km south of the site on the A6, however there is no pedestrian access, so effectively there is no public transport provision. The proposed access to the site would, if possible, be taken directly from the A6, requiring significant works. The applicant suggests that the scheme could provide a strategic expansion of Wilstead delivering a new roundabout on A6 to improve the junction at Chapel End Road. Realignment of access from Wilstead through the site to improve access at Luton Road/A6 junction is also suggested. The site would benefit from it's own bus stop or flexible public transport service.

Nothing chosen

noise from A6 road

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. This is not a preferred location for an employment site as it does not relate well to existing settlements and it would be intrusive.

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