Site Assessment Pro Formas

Support

Representation ID: 8499

Received: 27/09/2021

Respondent: Gladman Developments Ltd

Gladman are promoting the following sites for consideration as housing allocations through the  Local  Plan  2040.   Each  of  the  sites  is  sustainably  located  adjacent  to  the  existing  settlement form with the potential to be brought forward for residential development within  0‐5  years.   The  following  locations  were  submitted  during  last  year’s  Issues  and  Options consultation and represent suitable, available and achievable sites that can contribute towards the sustainable delivery of housing against the borough’s growth needs during the plan period.
Noting the initial site assessment work that has been undertaken, these further submissions take  note  of  where  the  Council  has  indicated  that  there  is  uncertain  or  insufficient  information in order to support their further assessment as the plan making process continues.
and off Hookhams Lane, Renhold (ID: 602)
Gladman  are  promoting  Land  off  Hookhams  Lane,  Salph  End,  Renhold  for  residential  development. The site promoted by Gladman measures approximately 5.93 hectares in size and can accommodate up to 110 dwellings. A location plan for the land being promoted is included below.
SEE ATTACHMENT FOR PLAN
Gladman  are  in  discussions  with  the  adjacent  landowners  to  the  west,  represented  by  Phillips Planning Services, regarding the potential to bring forward both parcels as a comprehensive scheme. This additional parcel measures 1.18 ha and is capable of delivering up to 30 dwellings. We are in the process of preparing a Vision brochure demonstrating how both sites could be brought forward together in a sustainable location close to the Bedford Urban Area.
Access is proposed to be taken from Hookhams Lane, this point of access was deemed to be acceptable in a previously refused application on the parcel to the west in October 2020 (Reference: 19/02194/MAO).
The parcel that Gladman are promoting is in agricultural use, with the site sloping gently from the west, with Renhold Brook forming the eastern site boundary. This will be a key part of the proposals, providing a recreational route within the proposals but also access to the wider countryside. This would also help in ensuring development is kept out of area of flood risk on this boundary.
Salph End is a village on the edge of the Bedford Urban Area, benefitting from not only a local service provision within Salph End and Renhold but also further afield in the Bedford Urban Area itself.
The site is within safe walking and cycling distance with good footpath links to a number of key  services  and  facilities  with  a  semi‐regular  bus  service  also  available  from  Hookhams  Lane to allow a number of journeys to be completed using non‐car modes of transport.
Gladman has considered Bedford Borough’s initial assessment of site 602 at Renhold, as well as adjacent land at site 680. Please find information below to aid in further assessment.
Landscape Character
The site comprises a mixture of grassland and scrub in the northwest parcel and paddock in the south west. The easten parcel comprises agricultural land. The site slopes gently from the west to Renhold brook on the eastern boundary. It is envisaged that the brook can from a key part of proposals ensuring enhancement to the Public Right of Way with improved linkages  to  the  wider  network,  a  key  aim  of  saved  local  plan  policy  AD24.  Taking  into  account the site conditions, site visibility and the nature of the development proposals assessed,  it  is  felt  that  the  site  could  be  developed  without  causing  significant  or  unacceptable harm to the landscape or result in an unacceptable visual impact.
Biodiversity, Green Open Space & Local Wildlife:
The  site  will  be  enhanced  through  an  attractive  landscaping  scheme  which  includes  extensive planting of trees and hedgerows both within the development, and along the boundaries. The proposal includes the provision of open space and play space within the site.  Biodiversity  will  be  enhanced  through  the  provision  of  a  2m  wide  wildlife  corridor.   Gladman have undertaken preliminary ecological appraisal work at the site and can address the observations made in the Council’s initial site assessment work as follows:
- Whether the site is within or adjoining a site of nature conservation. The site is not within or adjoining a site of nature conservation.
- Whether the site is within an area where protected species are known or likely to exist.
The  site  is  within  an  area  where  protected  species  are  known  or  likely  to  exist. However, with the implementation of some straightforward mitigation and precautionary measures as proposed above, the development is not anticipated to result in any significant residual negative effects to important ecological features.
- Is there potential to achieve a net gain in biodiversity.
The site is dominated by arable habitat comprising a Pea monocrop, indicating that the proposed development is unlikely to result in significant adverse effects to ecological receptors. Furthermore, the retention and enhancement of current and new habitats/landscaping, open space and/or sustainable drainage features are likely to be capable of delivering Biodiversity Net Gain on‐site.
- Able to link into the green infrastructure opportunity network.
The  site  currently  lies  outside  the  green  infrastructure  network  as  defined  by  the Bedford Green Infrastructure Plan (2009). It is however well located in relation to the public rights of way network (via route 12), which provides access by foot to a wide range of green infrastructure resources in the wider area. A Development Framework Plan for the site will be designed to retain, enhance and compensate all habitats of principal importance. Enhancement to species rich hedgerows, the retention and enhancement of the semi‐improved grassland and the areas of green space around the site, will be positioned to extend the current network of linked habitat and maintain a significant biodiverse corridor to the wider area. This will serve to meet local BAP targets. It is deemed that with the implementation of some straightforward mitigation and precautionary measures, the development is not anticipated to result in any significant residual negative effects to important ecological features. A considered Development Framework Plan can deliver significant ecological mitigation and enhancements through the retention of linear features and the incorporation of species diverse grassland, SUDS features and tree planting.
Flooding and Drainage
Development  will  be  kept  away  from  the  eastern  boundary  along  the  Renhold  Brook  corridor to ensure that areas at risk of flooding are avoided. An attenuation basin will be included within the site as part of the drainage strategy.
Archaeology and Heritage:
The Heritage England Map identifies that there are no heritage assets on or near to the site. Investigations to inform a previous application on adjacent land (site 680) concluded that there is a potential for an impact on archaeological remains, but this could be dealt with at planning application stage through condition. The same is expected to apply to site 602.
Highways
The site can be safely suitably accessed from a new priority junction off Hookhams Lane. As referred  to  above,  when  considering  the  previous  application  on  part  of  the  wider  site  (Reference: 19/02194/MAO) access was considered to be acceptable. No significant impacts from the development on the transport network in terms of capacity, congestion, and  highway  safety  were  raised  and  it  is  expected  the  same  would  be  the  case  when  accessing the wider land. Gladman would enact a travel plan that follows guidance from Bedford  Borough  and  consultants  in  order  to  ensure  increased  usage  of  sustainable  transport methods; this may include footpath widening, provision of or linkage to the cycle network, and contributions to increase the bus service on line 27, if deemed necessary.

Support

Representation ID: 8500

Received: 27/09/2021

Respondent: Gladman Developments Ltd

Gladman  are  promoting  Land  North  West  of  Hall  End  Road,  Wootton  for  residential  development. The site measures approximately 3.84 hectares in size and can accommodate around 90 dwellings. A location plan is included below.
SEE ATTACHMENT FOR PLAN
The site comprises one pastoral field and part of another, separated by a newly installed ditch leading from the balancing pond of the adjacent development at Latimer Close.
The site can accommodate approximately 90 dwellings of mixed housing types and sizes designed to minimise impacts on nearby residents, heritage assets, landscape views and respecting the character of the local area. New Vehicular Access is indicated from Hall End Road with a number of pedestrian and cycle links to Hall End Road, the John Bunyan Trail and the National Cycle Route.
Existing vegetation will be retained as much as possible with additional planting throughout the  site  to  create  a  landscape  buffer  and  green  corridor,  alongside  a  large  proportion  of  open space including a children’s play area for both new and existing residents.
Wootton is well‐served by a range of services and facilities, the majority of which are within a  10  minutes  walking  distance  of  the  Site.  These  include  a  primary  school,  a  secondary  school, library, village hall, public houses, convenience stores, post office and public houses. Wootton’s designation as a ‘Key services centre’ by the Bedford Borough Local Plan reflects the  fact  that  it  contains  a  good  range  of  services  and  is  well  connected  to  larger  town centres by regular public transport to a number of nearby settlements, including Bedford and Milton Keynes
Biodiversity
Gladman’s ecologist has considered impact on biodiversity, as raised in Bedford Borough’s assessment of site 603 at Wootton. Other key points:
The site is not within or adjoining a site of nature conservation.
Whether the site is within an area where protected species are known or likely to exist.
The site is within an area where protected species are known or likely to exist. However, with the implementation of some straightforward mitigation and precautionary measures as proposed above, the development is not anticipated to result in any significant residual negative effects to important ecological features.
Is there potential to achieve a net gain in biodiversity.
Based on the biodiversity metric 3.0 calculations, the proposed development (inclusive of on‐site intervention) would result in an overall gain. These gains can be evidenced through the  ecological  report,  which  can  be  shared  with  Bedford  Borough,  should  they  so  wish.  These are initial calculations and are subject to further changes.
Able to link into the green infrastructure opportunity network.
The site currently lies outside the green infrastructure network as per the Bedford Green Infrastructure Plan (2009). However, the Development Framework Plan has been designed to retain, enhance and compensate all habitats of principal importance. For example, the loss  of  10‐15m  of  hedgerow  has  been  compensated  with  the  planting  of  290m  of  new  species rich hedgerow.
These new hedgerows, the retention and enhancement of the wet ditch and the area of green space in the north section of the site, are positioned to extend the current network of linked habitat and maintain a significant biodiverse corridor to the wider area. This will serve to meet local BAP targets.
It  is  deemed  that  with  the  implementation  of  some  straightforward  mitigation  and  precautionary measures, as proposed above, the development is not anticipated to result in any significant residual negative effects to important ecological features. A considered Development  Framework  Plan  can  deliver  significant  ecological  mitigation  and  enhancements through the retention of linear features and the incorporation of species diverse grassland, SUDS features and tree planting.
Archaelology and Heritage
The Heritage England Map identifies that there are no heritage assets on or near to the site. The Wootton conservation area is not affected by the site.
Transport and Highways
In  order  to  encourage  sustainable  transport,  Gladman  is  open  to  considering  the  suggestions put forward by Bedford Borough, including the introduction of a pedestrian crossing, widening the existing footpath, and construction of a cycle lane. This is subject to a full transport assessment, as Bedford Borough identify, and any junction improvements recommended by highways consultants will be carried out to ensure safe and convenient access into and out of the site.

Support

Representation ID: 8501

Received: 27/09/2021

Respondent: Gladman Developments Ltd

Gladman  are  promoting  Land  off  Bedford  Road,  Willington  for  residential  development.  The site is located to the south‐west of the settlement, measures approximately 2.33 hectares in size and can accommodate around 46 dwellings.
SEE ATTACHMENT FOR PLAN
The  site  comprises  two  large  agricultural  fields  (currently  used  as  horse  paddocks)  with  boundaries formed of wooden post fencing, hedgerows and trees. A small pond lies in the centre of the western field. The site is bounded by open countryside and agricultural uses to the north, and to the west beyond Balls Lane. To the south beyond Bedford Road lies existing residential development, and existing residential development also abuts the site’s eastern  boundary.  A  public  right  of  way  crosses  in  a  north/south  trajectory  within  the  eastern field.
The site lies adjacent to Willington which is a sustainable settlement with a range of services and facilities. The village shop and post office lies to the south of Bedford Road, adjacent to the site boundary. Within 2km of the site there is a primary school, public house, village hall, church,  recreation  ground  and  a  large  garden  centre,  along  with  blue  infrastructure  and  recreational facilities at Danish Camp. All these facilities are easily accessible from the site via safe walking routes along footpaths adjoining well‐lit highways.
Bedford  Road  is  served  by  a  busy  bus  route  with  half  hourly  Monday‐Saturday  daytime  services to Sandy, Biggleswade and Bedford, which provide for a full range of higher order services.  Frequent  onward  rail  connections  to  London  and  other  destinations  across  the  country are available from Bedford.
Willington is a sustainable settlement on the A421 corridor and can play an important role in sustainably contributing towards the level of growth needed in the Borough over the plan period. New homes and accessible open space in this location will also assist in sustaining and enhancing the services and facilities in the village as well as contributing to the local and affordable housing needs of the village and the Borough.
An Ecological Impact Assessment has previously been carried out to assess the proposed development of the site and its potential impacts on important ecological features as part of planning application 18/03161/MAO. To inform this assessment a desk study and range of  field  surveys  were  undertaken.  The  conclusion  of  this  work  is  that  no  impacts  are  predicted in respect of nature conservation designations.
The  Site  is  dominated  by  horse‐grazed  paddocks,  comprising  semi‐improved  grassland  currently in unfavourable condition. The site can be developed in a manner that retains areas  of  grassland,  bringing  them  into  more  favourable  condition  through  sensitive  management and proposed enhancement works. The development of the site would include the retention of important biodiversity features and the creation of new habitats.
A population of great crested newts has been recorded making use of a pond located to the centre of the site. Following consultation with Natural England, principles of mitigation can be established to safeguard this population alongside development, as well as to deliver wider  enhancements  for  biodiversity.  Such  mitigation  works  would  also  safeguard  a  population of common lizards and an ‘outlier’ badger sett, both recorded at the Site. Based on  successful  implementation  of  mitigation,  compensation  and  enhancement,  the  development of the site would accord with all relevant nature conservation legislation.
The  site  can  be  developed  within  a  strong  Green  Infrastructure  Framework  that  would  enable the enhancement of landscape features and create new areas of planting to provide ecology and wildlife benefits. Existing Public Footpath ‐ FP9 can be integrated within the open space provision within the site and provide linkages to the wider Green Infrastructure network and the existing built form of Willington.