Site Assessment Pro Formas

Object

Representation ID: 7427

Received: 03/09/2021

Respondent: Thakeham

Site 930 – Land to the West of A1, Duloe
The site was put forward with the potential to support 450 new residential dwellings in close proximity to Eaton Socon and A1 motorway.
2a. Within or adjoining site of nature conservation importance
It is acknowledged that the site sits within a SSSI impact risk zone. However, there are a number of physical barriers between the SSSI and this site, including the A1 motorway, the River Great Ouse, and housing at Crosshall, which is of a similar density proposed on this site. Accordingly, the provision of housing in this location would be of minimal risk to the SSSI.
2c. Potentially able to achieve a net gain in biodiversity?
Although no information was provided within the Call for Sites submission, we can confirm that at Thakeham we seek to deliver 20% biodiversity net gain across all our sites, and this site would be no different. Biodiversity and environmental improvements are key components of Thakeham’s place-making approach.
3a. Proposing a renewable energy scheme or extra energy efficiency standards?
Although the call for sites form did not include a specific answer, we can confirm that all Thakeham houses delivered on this site will be carbon neutral in production and zero carbon in lifetime use. PV panels will also be included within the development. We provide as standard electric vehicle charging pods to all market and affordable homes; this is as opposed to just the cabling to facilitate the purchaser installing a pod as we believe it important to have the pods in place to help encourage a change in people’s behaviours and make renewable choices easier.
4a. Likely to impact on designated or non-designated heritage assets or their settings?
The assessment suggests there is potential for development of the site to harm heritage assets. The only heritage assets in close proximity to the site are the Grade II listed Eaton Oak and the St Neots conservation area, which are both on the opposite side of the A1 motorway. Housing has already been built around the Grade II listed building and also within the western part of the St Neots conservation area off Great North Road, so any proposals for housing development would not cause harm to the character of these assets. Furthermore, there is significant tree screening on both sides of the A1 between the site and these heritage assets to mitigate any visual impact. Accordingly, there would be no harm to existing heritage assets if the site were developed for housing.
8b. Within the existing settlement form?
Although the site lies more than 0.5 miles from any defined settlement boundary within Bedford district, it does lie less than 200 metres from the settlement boundary of St Neots in Huntingdonshire.
Highways Comments
The comments pick up the existing shared footway on the northern side of the B645, and state that a new crossing would need to be provided from the site to ensure pedestrian cycle links into St Neots. In addition, the comments state that access may need to be located further west along B645 to avoid any issues with the existing A1 slip road. This can readily be achieved as Thakeham control the land further along the B645 necessary to facilitate this access solution.
Environmental Health
Comments suggest noise from the A1 is a risk. However, this can be mitigated through bunds and noise attenuation walls, as was the case and has been provided to the east of the A1 in Eaton Socon and St Neots. Furthermore, proposed development can be designed to ensure appropriate orientation of buildings to further mitigate noise impacts.

Object

Representation ID: 7428

Received: 03/09/2021

Respondent: Thakeham

The site was put forward with the potential to support 400 new residential dwellings north of Bushmead Road, in close proximity to Eaton Socon and A1 motorway.
2a. Within or adjoining site of nature conservation importance
It is acknowledged that the site sits within a SSSI impact risk zone. However, there are a number of physical barriers between the SSSI and this site, including the A1 motorway, the River Great Ouse, and the settlements of Eaton Ford and Eaton Socon. Accordingly, the provision of housing in this location would be of minimal risk to the SSSI.
2c. Potentially able to achieve a net gain in biodiversity?
Although no information was provided within the Call for Sites submission, we can confirm that at Thakeham we seek to deliver 20% biodiversity net gain across all our sites, and this site would be no different. Biodiversity and environmental improvements are key components of Thakeham’s place-making approach.
3a. Proposing a renewable energy scheme or extra energy efficiency standards?
Although the call for sites form did not include a specific answer, we can confirm that all Thakeham houses will be carbon neutral in production and zero carbon in lifetime use. PV panels will also be included within the development.
4a. Likely to impact on designated or non-designated heritage assets or their settings?
The assessment suggests there is potential for development of the site to harm heritage assets. However, the closest heritage asset is the Grade II listed house on Duloe Road which sits 550 metres to the north. This can be easily mitigated through screening.
8b. Within the existing settlement form?
Although the site lies more than 0.5 miles from any defined settlement boundary within Bedford district, it does lie less than 200 metres from the settlement boundary of Eaton Socon in Huntingdonshire.
Highways Comments
The comments identify that Bushmead Road forms part of the National Cycle Network, providing a low traffic route into Eaton Socon. Thakeham would look to connect this cycle network throughout our site, to provide a safe cycle route for all residents.
The comments note that there are bus stops in close proximity to the site. Despite current poor service frequency, Thakeham would seek to liaise with the bus companies to seek to increase these to support our development proposals.
Thakeham acknowledges that the current state of Bushmead Road may provide challenges to creating a new access to the site. However, this parcel is no longer provided in isolation, and when considered as part of the wider development opportunity that Thakeham are proposing, we would suggest Bushmead Road could provide cycle access only along the National Cycle Network, with other vehicular access provided at more suitable locations across the wider site.
Environmental Health
Comments suggest noise from A1 as a risk. However, this can be mitigated through bunds and noise attenuation walls, as provided to the east of the A1 in Eaton Socon and St Neots. Furthermore, proposed development can be designed to ensure appropriate orientation of buildings to further mitigate noise impacts.
Conclusion
In light of the above comments, we believe that these sites can be delivered within the plan period. They are available, deliverable within the plan period, are an appropriate location for sustainable housing development, and are viable as part of the wider scheme set out within our Vision Document.
This site will deliver a sustainable community of circa 2,500 units that are carbon neutral in construction and zero carbon in lifetime use.
We trust that these representations will be useful, and we would be grateful for confirmation of receipt. In the meantime, please do not hesitate to contact me if you have any queries or require any further information.