Sustainability Appraisal Main Modifications Report

Ends on 5th May 2021 (21 days remaining)
If you are having trouble using the system, please try our help guide.

Appendix D - Small-Medium Site Options: Reasons for Selection or Rejection

Table D.1: CBC's reasons for selecting or rejecting small-medium site allocation options

Site Option

CBC's reasons for selection or rejection as a small-medium site allocation in the Local Plan as Proposed to be Modified

ARLESEY

ALP279 Land at 44 London Row

Passed but not allocated. Development of this site would have resulted in predominantly back-land development, and it may have been difficult to achieve a well-designed scheme with suitable access. Site adjoins East of Arlesey allocation so would be better planned as part of this, otherwise would represent piecemeal development. Other sites in Arlesey were less constrained.

ALP441 Land South East of Arlesey

Site not considered available. Not progressed.

NLP223 Land adjoining Lewis Lane

Progressed as HAS01 for allocation with NLP403 (50) & NLP318 (15 homes)

NLP251 Land South East of Arlesey

Site not considered available. Not progressed.

NLP318 Land at 214-216 High

Progressed as HAS02 (20 homes)

NLP403 Land adjoining Lewis Lane

See NLP223

ASPLEY GUISE

NLP168- Land off Meadow View

Although site was proposed for allocation in the submission Local Plan, there is now a modification proposing removal of this site from the Plan following the Examination Hearing Sessions.

BARTON le CLAY

ALP252- Land at Manor Road

Unsuitable - Landscape, not able to accommodate 10 dwellings alongside constraints; retention of mature tress etc. Not progressed.

NLP123- Land at Luton Road

Although site was proposed for allocation in the submission Local Plan, there is now a modification proposing removal of this site from the Plan following availability issues coming to light during the Examination Hearing Sessions.

NLP158- Land to the East of Barton le Clay

Progressed as HAS05, a small site with low density in washed over Green Belt (498 homes)

NLP382/ALP418- Land Higham Rd/Bedford Rd

Site is poorly related, would be an extension remote from majority of services and facilities. Not progressed.

BIGGLESWADE

NLP258/ALP194- Land North of Biggleswade

Progressed as HAS06, only in part to avoid impacts on landscape character and the common land (401 homes)

NLP271/ALP474/ALP244-Home Farm, Dunton Lane

Impact on heritage assets near to the site, not well related to residential areas, employment use issues. Not progressed.

NLP407/ALP204- Land east of Saxon Drive

Site is not considered to be available because the site already has planning permission for the proposed use and therefore is not eligible for allocation. Not progressed.

NLP494-Albone Way Industrial Estate

Site is currently employment use and cannot be allocated. Not progressed.

BLUNHAM

ALP216- Land north of The Barns

The site is grade 1 Agricultural Land, and there would be a negative impact on the surrounding landscape. In addition to this, there are concerns that the proposed access could not accommodate the additional dwellings. Not progressed.

ALP376- Land West of Station Rd

Ownership issues with site access. Not progressed.

CADDINGTON

NLP439- Caddington Park

Progressed as HAS07(66 homes)

CAMPTON & CHICKSANDS

ALP287- Land north of Greenway

Impact on heritage assets near to the site, impact on historic form of village, limited services available in village, pastoral setting of site integral to character. Not progressed.

NLP082- Land on the South East of Greenway

Progressed as HAS08 (66 homes)

CHALTON

NLP435- Chapel Farm

Although site was proposed for allocation in the submission Local Plan, there is now a modification proposing removal of this site from the Plan following the Examination Hearing Sessions.

CLIFTON

NLP297/ALP149/ALP213- New Home

Progressed as HAS10 (54 homes)

NLP361- Land to the North of Shefford Road

Passed but not allocated. Development of this site would be predominantly a back-land development. It is poorly related to the settlement and access issues have been identified. In addition, concerns have been raised over landscape and ecological impact. Clifton has been identified as having a low capacity for further development. As another site presents a better opportunity for development this site has not been selected for allocation.

CLOPHILL

ALP405- Land west of Jacques Lane

Passed but not allocated. This site has a significant number of constraints, including flood risk, access and landscape impact. Whilst many of these can be mitigated, these constraints combined with the site's status as Grade 2 Agricultural Land and the need to demonstrate less than substantial harm to Scheduled Monuments prior to the site being allocated deem it inappropriate for allocation. Clophill has been identified as having a low capacity for further development and there are more appropriate sites available nearby, specifically two sites at Hall End, Maulden which are more strongly related to Clophill.

NLP149- 66a High Street Clophill

Passed but not allocated. This site has a significant number of constraints, including flood risk, access and landscape impact. Whilst many of these can be mitigated, these constraints combined with the sites status as Grade 2 Agricultural Land and the poor-relationship with the settlement deem it inappropriate for allocation. Clophill has been identified as having a low capacity for further development and there are better sites available nearby, specifically two sites at Hall End, Maulden which are more strongly related to Clophill.

CRANFIELD

NLP139- Land West of Lodge Road

Progressed as HAS12 (15 homes)

NLP315/ALP109- East End Farm

Progressed as HAS11 (48 homes)

DUNSTABLE

NLP192- Pedrables Land

Site is not considered to be available because the site already has planning permission for the proposed use and therefore is not eligible for allocation. Not progressed.

NLP193- Land at West Street

Ownership issues identified. Not progressed.

DUNTON

ALP323- Land south of Biggleswade Road

Site has a poor relationship with Dunton and would respect the settlement pattern and character of the village. In landscape terms, there is a need to retain the rural land between the roundabout and the village and to limit the linear extension of development. Not progressed.

NLP324- Land north of Greenfield Way

Progressed as HAS13 (37 homes)

EATON BRAY

ALP192- Land Adjacent to 25-57 Bower Lane

Impact on GI. Not able to accommodate 10 dwellings alongside constraints and improvement/enhancement of HPI orchard. Not progressed.

NLP483- Land off Eaton Park

Progressed as HAS14, only in part to avoid impacts on landscape character and the common land (49 homes)

EVERTON

ALP094- Green Lane

Progressed as HAS15 (23 homes)

NLP165- Land at Manor Farm

Progressed as HAS16 (19 homes)

FLITTON & GREENFIELD

NLP127- Land to the rear of High Street, Flitton

The site is not suitable as it forms part of the rural landscape setting to Wardhedges and the Conservation Area. In addition to this development of this site would change the pattern of the settlement; it would require demolition of an existing dwelling and is located on back-land. Not progressed.

NLP172- Land off Sand Road

Development of this site would detrimentally impact on the character of the settlement. Not progressed.

NLP203/ALP240- Land at Flitton Hill

Unsuitable for development. Although a logical extension to settlement, it would not vastly change the settlement pattern, and being an open, elevated exposed site would seriously impact on landscape. Not progressed.

NLP272- Land to rear of 7-8 Moat Farm Close

Passed but not allocated. Development of this site would require the demolition of existing buildings and development potential would be limited by the need for landscape and ecological mitigation. Facilities and services in the settlement are limited, and whilst the site is close to the edge of Flitwick, the walk to access facilities in Flitwick would still be substantial. Whilst Flitton and Greenfield has been identified for low scale growth, it is recognised that there has recently been some development permitted through appeal in this settlement. The site is Grade 2 Agricultural land and development here would negatively impact on the character of the typically linear settlement, furthering the expansion of estate-style developments in Greenfield.

NLP449– 96 Greenfield Rd & Land Behind

Site not suitable for development on grounds of character (back land development), flood risk, and landscape, and would need to demolish dwelling at front of site to gain access.

FLITWICK

NLP039- Steppingley Road

Progressed as HAS17 (216 homes)

NLP492- Site next to Flitwick Allotments

Progressed as HAS18 (35 homes)

GRAVENHURST

ALP243- Land at Barton Road

Unsuitable - Development not acceptable; site forms partly elevated northern landscape edge to highly sensitive green gap within village settlement. Effective and appropriate mitigation cannot be achieved. Not progressed.

NLP101/ALP467- The Pyghtle/ Land Upper Gravenhurst

Progressed as HAS19 (39 homes)

HARLINGTON

ALP117- Land West of Midland Mainline Railway

Progressed as HAS20 with possibilities for connections to the north

ALP123/NLP303- Land off Goswell End Road

Site would not be a logical option for extension of Harlington as it would extend the settlement northwards towards Westoning, narrowing what is currently a relatively small gap. It would also extend the settlement away from the core services and railway station. There are flood risks that require further investigation on this site, and mitigation would also be required to address the noise from the railway. Further, development of this site would raise landscape concerns as the site is on open and rising ground and development here would extend Harlington into the open countryside. Not progressed.

NLP107/ALP181- Land West of Sundon Road

Progressed as HAS21(154 homes)

NLP381- Land West of Harlington

See ALP117 (duplicate)

ALP355/NLP379 – Land North of Goswell End Road

Despite the sites proximity to the upper school, it would not be the most logical option for extension of Harlington as it would extend the settlement northwards and further away from the railway, crossing the road which currently separates the residential edge of the settlement. It would also extend the settlement away from the core services and railway station. The site is in close proximity to a Grade II listed building and therefore caution would be required in relation to any development of this site. Further, development of this site would need to avoid rising ground and extension of development beyond the existing built edge. Structural landscape mitigation may also be required to the northern and eastern boundaries alongside ecological mitigation. Not progressed.

NLP470– Land North of Goswell End Road (Parcel 1)

Despite the site's proximity to the upper school, it would not be the most logical option for extension of Harlington as it would extend the settlement northwards towards Westoning, crossing the road which currently separates the residential edge of the settlement. It would also extend the settlement away from the core services and railway station. Significant landscape concerns have also been raised, as the site is on increasingly exposed rising ground beyond the settlement's edge. Ecological concerns have also been raised and mitigation would be required to protect from the noise of the railway, which is less likely to be possible on a site of this size. Not progressed.

NLP471– Land North of Goswell End Road (parcel 2)

Despite the site's proximity to the upper school, it would not be the most logical option for extension of Harlington as it would extend the settlement northwards towards Westoning, crossing the road which currently separates the residential edge of the settlement. It would also extend the settlement away from the core services and railway station. Significant landscape concerns have also been raised, as the site is on increasingly exposed rising ground beyond the settlement's edge. Ecological concerns have also been raised and mitigation would be required to protect from the noise of the railway, which is less likely to be possible on a site of this size. Not progressed.

HAYNES

NLP299- Hill Farm

Concerns over the impact on the surrounding countryside and the relationship to the existing settlement and impact on settlement pattern. The development would mainly be a poorly related back-land development due to the need for landscape mitigation. Not progressed.

NLP502- Land south of Northwood End Road, Haynes

Progressed as HAS22 (29 homes)

HENLOW

ALP001- Land adjacent to 1 Clifton Road

Portion of site in keeping with settlement pattern and buffering A507 not able to accommodate 10+ dwellings, narrow gap to A507, Grade 2 Agricultural Land. Not progressed.

NLP126- Land at Oldfield Farm

The opportunities and constraints on this site are best understood as part of a wider consideration of the RAF Henlow redevelopment as a whole. This is particularly the case due to the site's location within RAF Henlow, access is not possible without passing through RAF Henlow and therefore any redevelopment would have a huge impact on this site. Therefore, this site is considered to be unsuitable at this time, though it is expected that the site could be re-assessed once the plans for redevelopment of RAF Henlow are clearly understood. Not progressed.

NLP220/ALP178/NLP183- Land off Arlesey Road

Flood risk, proximity to A507, important role maintaining separation of Henlow from A507, Grade 2 AGL. Not progressed.

NLP234- Land South of Clifton Road

Portion of site in keeping with settlement pattern and buffering A507 not able to accommodate 10+ dwellings, narrow gap to A507, Grade 2 Agricultural Land. Not progressed.

NLP268- Land adjacent to Derwent Lower School

Progressed as HAS23 (101 homes)

HOCKLIFFE

NLP327- Land South West of A5

Although site was proposed for allocation in the submission Local Plan, there is now a modification proposing removal of this site from the Plan following the Examination Hearing Sessions.

ALP125/NLP413– Land off Leighton Road

Progressed as HAS25 (14 homes)

ALP184/NLP259– Manor Avenue, Woburn Road

The site contains significant archaeology features whereby development on this site would be contrary to para. 135 of the NPPF. There is also surface water flooding concerns on the access point into the site. Not progressed.

NLP298– Land South of Leighton Road

The site would have significant harm to setting of a scheduled monument to the north of the site, and significant harm to existing archaeology features within the site itself. The site would impact on the setting of Listed Buildings on the south west side of the A5. Not progressed.

NLP538A5 Watling Street, Hockliffe

Progressed as allocation HAS26 (27 homes)

HOUGHTON CONQUEST

ALP313- Land south of Houghton Conquest

Passed but not allocated. This site does not present opportunities for sustainable development due to the lack of access to a regular bus route at peak times and the limited facilities, both of which combined would make new residents reliant on the private car. This settlement has been identified for low growth, however there have been recent permissions granted in the settlement for new residential development and a new standalone settlement is being built in close proximity to the village. These recent permissions are in excess of the level of growth identified in the settlement capacity study, and should also be considered alongside the nearby growth at Wixams.

ALP314- Land north and south of The Grove

On balance, the site is considered unsuitable for development due to the site's poor relationship with the settlement and its impact on the landscape. Not progressed.

ALP197- Land at Chapel End Road and London Lane

Site is not considered to be available because the site already has planning permission for the proposed use and therefore is not eligible for allocation. Not progressed.

HOUGHTON REGIS

ALP260- Land at Bidwell & Parcels

Site is not suitable for development as parts of this site have been allocated as Green Infrastructure as part of the wider North Houghton Regis Allocation/ Planning Application. There are also potential flood issues.

ALP307- Bidwell Gospel Hall 'Dell Mount'

Progressed as HAS28 (25 homes)

NLP546- Land East of Houghton Regis

Progressed as HAS29 (355 homes)

LANGFORD

ALP003- Site adjoining Langford Lower School

Passed but not allocated. Langford identified for low-medium growth. This site has no frontage and issues with access and noise have been identified. Furthermore it is Grade 1 agricultural land and sites of a lower grade agricultural land have passed the process.

ALP451- Loft Farm, Church Street

Passed but not allocated. Langford identified for low-medium growth. The access assessment of this site has raised serious concerns, and there are also concerns around flooding and noise.

NLP066/ALP071/ALP132- Thistle Hill Farm

Progressed as HAS30 (70 homes)

NLP111- Land off Jubilee Lane

Ownership issues with site access. Not progressed.

NLP143- Land off Church Street

Passed but not allocated. Langford identified for low-medium growth. This site forms part of the GI offering for the adjoining permitted site and there are concerns over the impact that development of this site would have on the landscape and the wider character/setting or the settlement. Further to this, flooding issues have been identified.

NLP144- Land off St Andrews Way

Passed but not allocated. Langford identified for low-medium growth. There would be a need for landscape and potentially noise mitigation if this site were developed. Importantly though, this site is Grade 1 agricultural land whilst other sites which have passed the assessment process in Langford are Grade 3.

NLP230- Land Bridge Field

Progressed as HAS31 (67 homes)

NLP302- Land off Prospect Road and Curneys Lane

Passed but not allocated. Langford identified for low-medium growth. There would be a need for landscape and potentially noise mitigation if this site were developed, and there are concerns over the impact of development on the character of the settlement. Importantly though, this site is Grade 1 agricultural land whilst other sites which have passed the assessment process in Langford are Grade 3.

NLP309- Land at Church Street

Passed but not allocated. Langford identified for low-medium growth. The access assessment of this site has raised serious concerns, and there are also concerns around flooding and noise.

LEIGHTON LINSLADE

NLP124- Spinny Park

Site is currently use for employment. Not progressed.

NLP310- Pledge Office Chairs

Site is currently use for employment. Not progressed.

NLP456- Spinny Park

Site is currently use for employment. Not progressed.

NLP464- Chiltern-Hunt Land

Progressed as HAS34 (138 homes)

NLP495- Chiltern Industrial Estate

Site is currently use for employment. Not progressed.

ALP064– North Chamberlains Farm

Progressed as HAS32 (175 homes)

NLP049– Land North of Soulbury Road

Progressed as HAS33 (55 homes)

LIDLINGTON

NLP103/NLP482- Land at Lidlington

Landscape, separation, railway line, back-land, access, constraints not able to be mitigated on site of this size. Not progressed.

MARSTON MORETAINE

ALP011- Land at Lower Shelton Road

The site, although opposite a lower school, lies some distance from the existing facilities in Marston Moretaine and as it is only small, the scale of facilities which it could provide as part of any development are likely to be limited. Further to this, development here would significantly alter the settlement pattern of Lower Shelton, which is currently linear. The access to Lower Shelton is via as single-track road with passing places. Heritage concerns have also been raised. Not progressed.

ALP315- Land off Lower Shelton Road

The site, although opposite a lower school, lies some distance from the existing facilities in Marston Moretaine and as it is only small, the scale of facilities which it could provide as part of any development are likely to be limited. Further to this, development here would significantly alter the settlement pattern of Lower Shelton, which is currently linear. The access to Lower Shelton is via as single-track road with passing places. Not progressed.

NLP026- Land at Upper Shelton Road 2

Landscape, not able to accommodate 10 dwellings alongside constraints, not sustainable location for development of this size, settlement pattern. Not progressed.

NLP029 Land at Upper Shelton Road

The site, although opposite a lower school, lies some distance from the existing facilities in Marston Moretaine and as it is only likely to deliver approximately 100 dwellings, the scale of facilities which it could provide as part of any development are likely to be limited. Further to this, development here would significantly alter the settlement pattern of Upper Shelton, which is currently entirely linear. Development of this site would also be constrained by the need for landscape mitigation to limit the impact on the upper slopes and screening and integration to the south to protect the existing dwellings. In addition to this there are flooding concerns regarding this site, specifically the potential for surface water issues and impacts on the drainage network and Stewartby Lake. Not progressed.

NLP031- Land at Upper Shelton Road North

Landscape impact, not able to accommodate 10 dwellings alongside constraints, not sustainable location for development of this size, impact on settlement pattern. Not progressed.

NLP199- Wood End Land

Progressed as HAS35 (63 homes)

NLP312/ALP114- Land at Upper Shelton Road

Proximity to A421, separation between Lower Shelton and A421. Not progressed.

MAULDEN

ALP051- Land between 129A and 131 Clophill Road

Progressed as HAS36 (25 homes)

ALP116- Land between 129A and 131 Clophill Road

Progressed as HAS37 (21 homes)

NLP053/NLP233- Cobbitts Road

The is site is considered unsuitable due to the unsuitable access arrangements and there are also flood issues which have been identified for this site and there are also ecological concerns as a SPI is likely present and it would be difficult to demonstrate net gain here. Not progressed.

NLP129 / ALP409- Land to the rear of Gardeners Close

On balance, due to the impact on the landscape, and concerns over access, the site is considered unsuitable for development. Not progressed.

NLP131- Land off Moor Lane

On balance, due to the difficulties gaining access and the presence of an Ordinary Watercourse alongside the impact on the landscape, the site is considered unsuitable for development. Not progressed.

NLP253- Land fronting Silsoe Road

Progressed as HAS38 (39 homes)

NLP416- Land at Duck End Farm

The site sits adjacent to a known Barn Owl nest site. Barn Owls are included in Schedule 1 of the Wildlife & Countryside Act 1981 which affords them protection against disturbance whilst nesting in addition to the basic level of protection afforded to most wild birds. As such any new development proposal must ensure that a sufficient buffer is in place to prevent disturbance to nesting barn owls. Under the NERC Act CBC has a duty to have regard to biodiversity, it would be within this duty to ensure that access for Barn owl hunting is also maintained. Duck End Nature Reserve is close by and connectivity to this site should be maintained by retaining a semi natural corridor of open, undeveloped rough grassland. The site lies within the Greensand Ridge Nature Improvement Area so providing an ecologically rich GI element to the proposal would be expected. Further the southern portion of this site is considered to be unsuitable in landscape terms. The land forms part of the greensand dipslope extending down to Flitt Valley and is in a highly visible position in the broader landscape.

MEPPERSHALL

ALP210/ALP211/NLP095- Land rear of Stocken House

Passed but not allocated. Meppershall has been identified for medium growth, though a large number of sites have passed the assessment process. The assessment of this site has raised landscape and ecological concerns and the mitigation required would limit development potential. Further to this, the site is Grade 2 Agricultural Land.

NLP096- Wren Park

Passed but not allocated. Meppershall has been identified for medium growth, though a large number of sites have passed the assessment process. The assessment of this site has raised landscape and ecological concerns, and the mitigation for these issues would limit development potential. Further to this, development of this site would have a negative impact on the settlement's character and pattern in an area which is typically linear and of a lower density. It would also extend the settlement in a westerly direction away from the centre. Further to this, the site is Grade 2 Agricultural Land and would require the demolition of a care home.

NLP237- Part of Bandland Nursery

Progressed as HAS39 (55 homes)

NLP282- Land off Stondon Road

Passed but not allocated. Meppershall has been identified for medium growth, though a large number of sites have passed the assessment process. The assessment of this site has raised heritage concerns over the potential for impacts on a Scheduled Monument and various listed buildings. Further to this, development of this site would have a negative impact on the settlement's character and pattern, a potential impact on a Species of Principal Importance has been identified, and the site is Grade 2 Agricultural Land.

NLP283- Shefford Road Meppershall

Passed but not allocated. Meppershall has been identified for medium growth, though a large number of sites have passed the assessment process. The assessment of this site has raised landscape concerns and when considered alone the site is not well-related to the settlement. Further, the site is Grade 2 Agricultural Land.

NLP313- Land at Bury Farm

Passed but not allocated. Meppershall has been identified for medium growth, though a large number of sites have passed the assessment process. The assessment of this site has raised significant noise concerns which have previously resulted in the site being refused planning permission. In addition to this, heritage and landscape concerns have been raised and due to the site's smaller size the opportunities for mitigation are limited. Further to this the site is Grade 2 Agricultural Land.

MOGGERHANGER

NLP286/ALP180- Land adjacent Park/Bedford Road

Progressed as HAS40 (30 homes)

NLP305/NLP159- Land North of Park Road

Passed but not allocated. This is one of two sites which passed in Moggerhanger and offers the opportunity for small-scale growth in line with the assessed capacity of the settlement. However, this site has a much greater impact on the setting of Moggerhanger Park than the other site which has passed the assessment process. It is not as well related to the centre of the village and concerns have been raised over the longer-term survival of the tree-belt.

NORTHILL

ALP396- Land at Water Lane

Site is not considered to be available because the site already has planning permission for the proposed use and therefore is not eligible for allocation. Not progressed.

NLP065- Land off Biggleswade Road and Pound Close

Passed but not allocated. Development of this site would constitute back-land development which would have a limited relationship with the existing settlement. The site also includes a cemetery which currently separates the site from the settlement. Loss of the cemetery land is not acceptable. It is recognised that the settlement capacity identified Upper Caldecote as having a low-medium capacity for growth but the site is Grade 1/2 agricultural land and has a number of constraints. There is a less constrained site which passed the process in Upper Caldecote.

NLP207- Land at Thorncote Road, Northill

Progressed as HAS41 (21 homes)

NLP263- Land south of Biggleswade Road

Availability unknown. Not progressed.

NLP478/ALP398- Land at The Pound Ickwell Road

Progressed in part as HAS42 (33 homes)

POTTON

ALP217- Land to North of Sandy Road

Passed but not allocated. This is one of a number of sites in Potton which has passed the assessment process. Despite being identified as having capacity for medium scale growth, there has recently been a notable amount of speculative development approved in Potton. Therefore, due to cumulative impact issues, it is not considered appropriate to allocate any significant amount of development in Potton. This site is within Grade 2 agricultural land whilst other sites which have passed the process in Potton are classified as urban land. Further to this, concerns have been raised over the potential for loss of the characteristic greensand plateau farmland.

ALP465- 6b Sutton Roads

Passed but not allocated. This is one of a number of sites in Potton which has passed the assessment process. Despite being identified as having capacity for medium scale growth, there has recently been a notable amount of speculative development approved in Potton. Therefore, due to cumulative impact issues it is not considered appropriate to allocate any significant amount of development in Potton. Although this site is classified as urban land, it is not as well related to Potton compared to other sites which have passed the assessment process. Access concerns have also been identified. Further to this, concerns have been raised over the potential landscape impact which would limit development potential.

NLP170- Land off Everton Road

Passed but not allocated. This is one of a number of sites in Potton which has passed the assessment process. Despite being identified as having capacity for medium scale growth, there has recently been a notable amount of speculative development approved in Potton. Therefore due to cumulative impact issues, it is not considered appropriate to allocate any significant amount of development in Potton. This site is within Grade 2 agricultural land whilst other sites which have passed the process in Potton are classified as urban land. Development of this site would be back-land and potential access issues have been identified. This site is also not as well related to Potton compared to other sites which have passed the assessment process.

NLP347- Land at rear of Everton Road

Passed but not allocated. This is one of a number of sites in Potton which has passed the assessment process. Despite being identified as having capacity for medium scale growth, there has recently been a notable amount of speculative development approved in Potton. Therefore, due to cumulative impact issues, it is not considered appropriate to allocate any significant amount of development in Potton. This site is within Grade 2 agricultural land whilst other sites which have passed the process in Potton are classified as urban land. Development of this site would be back-land and potential access issues have been identified. Further to this, significant landscaping concerns have been raised. This site is also not as well related to Potton compared to other sites which have passed the assessment process.

NLP542- One Acre Field

Progressed as HAS43(12 homes)

PULLOXHILL

ALP060- Land west of Tyburn Lane

No connections to sustainable transport, limited services and facilities. Impact on settlement pattern of Pulloxhilll. Landscape concerns as site is on open and elevated land and is exposed in long-ranging views. Development here cannot be mitigated effectively and appropriately and therefore would result in visual sprawl. Not progressed.

ALP061- Land at Blackhill Lane

No connections to sustainable transport, limited services and facilities. Impact on settlement pattern of Pulloxhill. Landscape concerns as site is on open and elevated land and is exposed with wide-ranging views to and from the plateau. There are concerns that an appropriate scale and character of effective landscape mitigation could not be achieved with development of this site. In addition to this the site is within Grade 2 Agricultural Land. Not progressed.

ALP292- Land West of Tyburn Lane

The site does not have connections to sustainable transport, and there are limited services and facilities within the settlement. To access a shop for example would require access to a private car. In addition to this development of this site would change the settlement pattern of Pulloxhill. In addition to this landscape colleagues have raised substantial concerns about development of the site. The site is on open and elevated land and is exposed in long-ranging views, whilst also being Grade 2 Agricultural Land and the cost of mitigation to provide appropriate access arrangements would be high. Development here cannot be mitigated effectively and appropriately and therefore would result in visual sprawl. On balance, the harm caused by development of this site would not be outweighed by the benefits, particularly due to the sites relationship to the settlement and poor sustainability. Not progressed.

NLP335- Land off Greenfield Road

The site does not have connections to sustainable transport, and there are limited services and facilities within the settlement. To access a shop for example would require access to a private car. In addition to this development of this site would change the settlement pattern of Pulloxhill. In addition to this landscape colleagues have raised substantial concerns about development of the site. The site is on open and elevated land and is exposed in long-ranging views, whilst also being Grade 2 Agricultural Land and the cost of mitigation to provide appropriate access arrangements would be high. Development here cannot be mitigated effectively and appropriately and therefore would result in visual sprawl. On balance, the harm caused by development of this site would not be outweighed by the benefits, particularly due to the site's relationship to the settlement and poor sustainability. Not progressed.

NLP353- Hand Post Field

The site does not have connections to sustainable transport, and there are limited services and facilities within the settlement. To access a shop for example would require access to a private car. In addition to this development of this site would change the settlement pattern of Flitton. In addition to this landscape colleagues have raised substantial concerns about development of the site. The site is on open and elevated land and is exposed in long-ranging views, whilst also being Grade 2 Agricultural Land. Development here cannot be mitigated effectively and appropriately and therefore would result in visual sprawl. On balance, the harm caused by development of this site would not be outweighed by the benefits, particularly due to the site's relationship to the settlement and poor sustainability. Not progressed.

SANDY

ALP320/ALP319/NLP084/NLP414- Land North

of Sandy

The site is located within a proposed Countryside Gap that is there to prevent the physical coalescence between Sandy and any future development at Tempsford.

NLP249- Land North of Beamish Close

Poorly related to residential form, access concerns, pollution issues from employment site. Not progressed.

SHEFFORD

ALP407- Old Laundry Site and adjoining properties

Site is in employment use. Not progressed.

NLP355- Land at Bedford Road, Shefford

The impact of the site on the landscape, biodiversity, and built heritage. The site would also have a detrimental impact on the character and settlement pattern of Shefford. Not progressed.

NLP373- Line Field

Progressed as HAS44 (72 homes)

SHILLINGTON

ALP062- Land at Apsley End Road

The impact of the development on the unique settlement pattern along Apsley End Road and the setting of the Schedule Monument and conservation areas. Not progressed.

ALP167/NLP188- Land south and east of High Road,

Progressed as HAS45 (15 homes)

ALP402/ALP166/ALP275 /NLP243- The

Gables

The impact of the development on the settlement character and pattern of Shillington. Not progressed.

SLIP END

NLP167- Land South of Markyate Road

Passed but not allocated. This site presents some significant constraints and the mitigation opportunities are limited due to its size. Concerns have been raised over landscape and ecological impact. Alongside serious concerns over noise and air quality impacts from the site's proximity to the M1 and its positioning along the flightpath of an international airport with plans for expansion. Whilst it is accepted that it is possible to mitigate to some extent for internal noise through design features such as sealed windows or mechanical ventilation, this would not be desirable and it would be impossible to mitigate against any external noise. Therefore, when there are alternative sites available in other settlements, it is not considered appropriate to for this site to be developed when it is subject to such significant constraints. Therefore, whilst this site has passed the site assessment process due to it being technically possible to mitigate against the constraints, it is considered undesirable to do so and therefore this site will not be allocated.

NLP239- Land at Church Road

Passed but not allocated. This site presents some significant constraints and the mitigation opportunities are limited due to its size. Concerns have been raised over landscape and ecological impact. Alongside serious concerns over noise and air quality impacts from the site's proximity to the M1 and its positioning along the flightpath of an international airport with plans for expansion. Whilst it is accepted that it is possible to mitigate to some extent for internal noise through design features such as sealed windows or mechanical ventilation, this would not be desirable and it would be impossible to mitigate against any external noise. Therefore, when there are alternative sites available in other settlements, it is not considered appropriate to for this site to be developed when it is subject to such significant constraints. In summary, whilst this site has passed the site assessment process due to it being technically possible to mitigate against the constraints, it is considered undesirable to do so and therefore this site will not be allocated.

SOUTHILL

NLP359- Land at Broom Farm

Poorly related to residential form, impact on heritage assets, very few services available in Southill and site too small to provide opportunities, impact on linear character. Not progressed.

NLP516/ALP422- Land at north of Bancroft Avenue

The site is Grade 1 agricultural land and no suitable alternative on less essential agricultural land can be identified within the settlement. There are very few services available in the settlement and this site is not large enough to provide any new services.

NLP521- Land rear of 17-33 Southill Road

The site is Grade 1 agricultural land and no suitable alternative on less essential agricultural land can be identified within the settlement. There are very few services available in the settlement and this site is not large enough to provide any new services.

STEPPINGLEY

NLP085- Land south of Rectory Road

Steppingley a washed-over settlement. Development would impact on the openness of the village, damaging the character and identity of the village.

STONDON

ALP271- Land to rear of Doctor's Surgery

Progressed as HAS46 (244 homes)

ALP304- Land West of Bedford Road

Impact on the landscape would be unacceptable as the site lies on the urban edge and the land forms part of the rural landscape setting to Stondon.

NLP162/ALP378- Trinity College Farm

Impact on the landscape would be unacceptable as the site is exposed within a distinctive landscape. There are also strong visual connections with the AONB. Not progressed.

NLP281/ALP298- Land off Pastures Lower Stondon

Progressed as HAS47 (33 homes)

NLP428/ALP272- Land south of Greyhound Track

Progressed as HAS46 (244 homes)

NLP429/ALP268/ALP469- Henlow Greyhound Stadium

Progressed as HAS46 (244 homes)

NLP448- Land adj to 85 Station Rd

Progressed as HAS46 (244 homes)

STOTFOLD

NLP115- Land off Taylors Road

Site is currently used for employment. Not progressed.

NLP160- Land at Arlesey Road

Site is already a residential allocation. Not progressed.

NLP391- Land off Aspen Gardens

Site is not considered to be available because the site already has planning permission for the proposed use and therefore is not eligible for allocation. Not progressed.

SUTTON

NLP325- Land South of High Street

Progressed as HAS48 (24 homes)

TODDINGTON

NLP152- Land SE of Leighton Rd

Progressed as HAS49 (92 homes)

NLP153- Land SE of Leighton Rd

Progressed as HAS49 (92 homes)

NLP184/ALP086- Middle Lakes

Progressed in part as HAS49 (92 homes)

NLP405/NLP378- Land East of Leighton Road

Progressed in part as HAS49 (92 homes)

NLP411- Alma Farm

Progressed as HAS50 (159 homes)

NLP138– Land off Luton Road

Passed but not allocated. This site is not as strongly related to the settlement as the other sites which passed in Toddington and development here would likely function as a back-land development. The topography of the site is uneven and concerns have been raised over the proposed access arrangements and landscape impact. Further to these constraints, the capacity on site would likely be limited by the landscape and ecological mitigation required. Some of the other sites which have passed in Toddington present better opportunities for development.

NLP528- Land at Dropshot Farm

Passed but not allocated. Concerns have been raised over the landscape and heritage impacts that development of this site would have. In particular, concerns were raised about the visibility of the site in views to the AONB. The site would need to be portioned and would require substantial landscape buffering which would impact development potential further. In addition to this, there are other sites in Toddington which have passed which have a stronger relationship to the existing settlement. The site is within the Green Belt, and assessment has identified a low-moderate impact on the Green Belt if this site were released, however due to the constraints it is considered that the other sites in Toddington provide better opportunities for medium-scale growth in the settlement.

WESTONING

NLP136- Land off Flitwick Road

Progressed as HAS51 (135 homes)

NLP317- West View Farm

Progressed as HAS52 (85 homes)

If you are having trouble using the system, please try our help guide.
Share on:
back to top back to top