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Form ID: 686

Interest in land

Other (please specify)

Specify 'other' land interest

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

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

N/A

Address of site

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

Location plan

Current use of land

agricultural. c. 21 ha.

Adjoining use to the north

Residential – Mobile Home Park and land previously promoted by housebuilder

Adjoining use to the south

Agricultural, with some residential dwellings

Adjoining use to the east

Woodland

Adjoining use to the west

A6, with agricultural beyond and Wixams Expansion to NW

Has the site been developed previously?

Proposed primary use

Housing

Other uses proposed

Employment

Number of dwellings proposed

525 Dwellings

Type of housing proposed

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

Other type of housing

No answer given

Density proposed

25 Dwellings / ha

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

B1 (to become E class) /B2/B8

Gross floorspace proposed

c.335,000sqm

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?

Suitable access is achievable

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

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.

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)

250 Dwellings

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

175 Dwellings

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

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.

Attachments

File: Covering letter redacted

Site size (ha)

19.94

Site size threshold

Above

Overriding constraint?

Site not in accordance with the emerging development strategy

Stage1 conclusion

Exclude from further assessment

Stage 2 Assessment of suitability, availability & achievability

Nothing chosen

Stage 2 conclusion

Nothing chosen

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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 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?

xx There is no public transport within 10 minutes’ walk to enable access 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

x The site is 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?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 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?

xx There is no public transport within 10 minutes’ walk to enable access 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?

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?

x The development will not meet identified needs eg elderly, care, travellers.

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

15b. Accessible on foot to a food store?

x A site accessibility score of 4 is recorded where 4 is 21 – 30 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?

xx There is no public transport within 10 minutes’ walk to enable access to a major employer.

15e. Connect highway without constraint?

x Serious access constraint wider impacts

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

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.

Contaminated Land

Nothing chosen

Environmental Health note

noise from A6 road

Mineral Safeguarding Area

Site does not fall within the boundary of a MSA.

Site assessment conclusions

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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