Planning in Bedford

Outdoor sports space in association with development

All new residential development which results in additional dwellings will be required to contribute to additional outdoor sports provision either through the enhancement of existing facilities or provision of new facilities. The Council will have regard to the Sport England Playing Pitch Calculator, the Bedford Playing Pitch Strategy (as amended) and the Council's priorities for sports and leisure, to determine the amount of open space and type of contribution in association with new development. Where new pitches are provided on-site, the developer will be required to deliver the pitches and the Council's preference is for the ownership of those facilities to be transferred to Bedford Borough Council or a Parish or Town Council. Where a monetary contribution is sought, this will be collected through a Section106 agreement.

Tall buildings

Tall buildings will be located in the urban area. Tall buildings should: i. Achieve high architectural quality and innovative design (which includes sustainable design and construction practices); and ii. Achieve a good relationship to other buildings and structures, the street network / development at street level, public and private open spaces (particularly at street level), and / or other townscape elements and characteristics; and which has ground floor activities; and iii. Provide a positive contribution to the skyline, when perceived from all angles during both the day and night, ensuring that important local views and vistas are protected; and iv. Where residential uses are proposed, include high quality and useable private and communal amenity space and ensure an innovative approach to the provision of open space; and v. Not adversely impact on sensitive locations such as: heritage assets (both designated and non-designated), local views, or other areas which have been designated as inappropriate for tall buildings; and vi. Not adversely impact on; the microclimate of the surrounding area, including the proposal site and public spaces, or the biodiversity of open spaces, including watercourses and waterbodies and their hydrology, as well as their settings and views to and from them; and vii. Provide positive social and economic benefits and contribute to socially balanced and inclusive communities; and viii. Comply with aviation and navigation operational requirements and not interfere, to an unacceptable degree, with telecommunication, television and radio transmission networks.

Business Park, Land at Water End and St Neots Road

Land at Water End and St Neots Road will be developed for a campus-style development (primarily research and development with elements of manufacturing, warehousing and distribution). Key principles of development include: i. A research campus of approximately 30 hectares in total on two sites at Water End and St Neots Road; ii. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application. The master plan and design code will ensure that the site is developed as a high value business park providing primarily research and development space in a landscaped setting; iii. Design to respect local landscape priorities, ensuring separation from Renhold, Green End village and the need for sensitive external lighting; iv. Provision of high quality landmark / gateway buildings at A421 junction in a landscaped environment; v. Pre-determination archaeological evaluation will be required; vi. Development should be designed where possible to preserve and where opportunities arise, enhance the significance of heritage assets and the contribution made by setting, including for: Scheduled monument of Howbury ringwork and Medieval Trackway, Grade II listed Great Dairy Farmhouse, Grade II listed Hill Farmhouse, Grade II listed 52 Green End, Grade II listed Howbury Hall and associated heritage assets, vii. Include appropriate mitigation measures where necessary for heritage assets listed under vi; viii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; ix. Submission of a Transport Assessment to include: a. Improvements to the A421 junction roundabouts, b. Measures to ensure sustainable travel to / from the development, x. Provision of a mobility hub; xi. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements; xii. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off by on and off site should be identified; xiii. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

Land at College Farm, Black Cat roundabout

Land at College Farm, Black Cat roundabout will be developed for roadside services, industrial, warehousing and distribution uses. Key principles of development include: i. Roadside service facilities including, service station, hotel, lorry park and associated roadside service facilities; ii. 3.0 hectares employment site; iii. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; iv. A Transport Assessment will be required to identify the impact of traffic on the highway and necessary mitigations including measures to ensure sustainable travel to / from the development; v. Archaeological excavation of areas within the proposal site not previously investigated / excavated ahead of quarrying or in connection with the A428 scheme; vi. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements; vii. Design should consider the need for sensitive external lighting; viii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

New employment development in the countryside

New office, industrial, warehousing and sui-generis business uses such as builders' yards will be supported in the countryside in the following circumstances: i. Where it is within an existing employment area; or ii. Where it reuses land last used for office, industrial, warehousing or sui generis uses or reuses existing buildings; or iii. Where it enables the expansion of an established business within its existing operational site; or iv. Where it enables the development and diversification of agricultural and other land- based rural businesses; or v. Where it enables the limited enlargement of an existing employment area. In all instances applicants will be required to demonstrate all of the following: vi. If a new building is proposed, there are no existing buildings that could be used for the proposed use; vii. Open storage is ancillary to employment buildings and is located in well-contained and screened areas of the site with an appropriate height restriction; viii. The proposal would not generate traffic movement and volume that would lead to unacceptable environmental impacts or detriment to highway safety objectives; ix. The proposal would not have a significant adverse effect on the established character of the area and the local amenities and adjoining land uses and accords with Policy 41S; x. There would be no adverse impact on biodiversity including national site network (formerly Natura 2000) sites in accordance with Policy 42S.

Amount of employment growth

Provision of up to 26,700 additional jobs to support the Council's ambition to create a high-value, highly skilled, economy, expanding its current strengths, and developing into a location where innovative businesses can thrive.

Land at Bedford Station, Bedford

The station area will be developed for a mix of uses including transport interchange residential, office, academic and retail uses. Key principles of development: i. As part of the town deal programme the Council will lead on the preparation of a masterplan and design code prior to the submission of any planning application for the site; ii. The creation of a new mixed use academic quarter with offices, retail, residential and transport interchange and educational space to support the growth of spin-out companies linked to high-tech businesses based in the Oxford to Cambridge Arc benefiting from access to East West Rail; iii. A new station entrance and public square and the creation of improved linkages to Midland Road; iv. Re-provision of car and cycle parking including the potential for multi storey parking; v. Improvements to pedestrian access and public realm in Midland Road; vi. Provision of revised station access arrangements via Ashburnham Road with a mobility hub and appropriate provision for bus, taxi / private hire vehicles, cycle and pedestrian access and drop-off / pick-up points; vii. Contributions to town centre wide highway infrastructure improvements where required; viii. Development should preserve and where opportunities arise enhance the setting of Bedford Conservation Area.

Former playing field, ARA, Manton Lane, Bedford

Land at the former playing field, ARA Manton Lane will be developed for industrial, warehousing and distribution uses. Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to pay particular regard to landscape and visual impact issues; ii. 1.6 hectares employment site; iii. Landscape and visual impact assessment to be submitted; iv. Submission of a Transport Assessment to assess the impact of the development on Manton Lane / Brickhill Drive signal junction, to explore opportunities to maximise sustainable travel improvements and to accommodate all parking within the site. v. Pre-determination archaeological evaluation will be required; vi. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; vii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; viii. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

Land south west of Interchange Retail Park and north of A421, Kempston

Land south west of Interchange Retail Park and north of A421 will be developed for industrial, warehousing and distribution uses. Key principles of development include: i. 3.3 hectares employment site; ii. Submission of a Transport Assessment to identify the impact of traffic on the B530 / Polo Field Way roundabout and Cow Bridge, and identifying mitigation measures where required which ensure access for both pedestrians and cyclists to ensure sustainable travel to / from the development; iii. Access from Interchange Way; iv. Provision of pedestrian and cycle links to the Interchange Retail Park, Woburn Road industrial estate, Cow Bridge and Ampthill Road; v. Pre-determination archaeological evaluation will be required; vi. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified; vii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; viii. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

Land south of Goldington Road, Bedford

Land south of Goldington Road will be developed for office, industrial, warehousing and distribution uses. Key principles of development include: i. Development to be guided by a masterplan and design code to be completed by the applicant prior to and submitted with any planning application and to pay particular regard to the importance of this location as a gateway to Bedford; ii. 7.2 hectares employment site; iii. Contribution to achieving the objectives of the Bedford River Valley Park (Policy AD26); iv. Development should where possible preserve and where opportunities arise enhance the significance of heritage assets associated with the Howbury Hall Estate and the regionally significant Risinghoe Castle and the contribution made by their settings; v. Pre-determination archaeological evaluation will be required; vi. Submission of a biodiversity report with appropriate mitigations; vii. Submission of a Transport Assessment to include the need for mitigation on the adjacent highway and measures to ensure sustainable travel to / from the development; viii. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified; ix. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; x. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

Land at Pear Tree Farm, Elstow

Land at Pear Tree Farm will be developed for a science park (primarily research and development with elements of manufacturing, warehousing and related distribution). Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to accord with the South of Bedford strategic framework. The masterplan and design code will ensure that the site is developed as a high value business park providing primarily research and development space in a landscaped setting; ii. 20.4 hectares employment site; iii. Design to respect local landscape priorities, with particular regard to views of Elstow Abbey and ensuring separation from Elstow village; iv. Retention of open land to maintain separation between the development and Elstow Village; v. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site; vi. Delivery of Forest of Marston Vale planting as a buffer along the boundary with the A421; vii. Provision of a green corridor incorporating a pedestrian and cycle route south of the A421 west / east from the A6 to Bumpy Lane and the A600; viii. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified and implemented; ix. Development should preserve and where opportunities arise enhance heritage assets and their setting; x. Pre-determination archaeological evaluation will be required; xi. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements; xii. Submission of a Transport Assessment to include measures to mitigate impact of the development on the local and strategic route network and to maximise opportunities for sustainable travel; xiii. Provision of a pedestrian / cycle bridge across the A421 between the site and Abbey Field or contribution towards pedestrian and cycle links required on the west side of the A6 from Wilstead Road roundabout and across the A421 / A6 junction to Bedford and Wixams; xiv. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Land at College Farm, Black Cat roundabout

Land at College Farm, Black Cat roundabout will be developed for roadside services, industrial, warehousing and distribution uses. Key principles of development include: i. Roadside service facilities including, service station, hotel, lorry park and associated roadside service facilities; ii. 3.0 hectares employment site; iii. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; iv. A Transport Assessment will be required to identify the impact of traffic on the highway and necessary mitigations including measures to ensure sustainable travel to / from the development; v. Archaeological excavation of areas within the proposal site not previously investigated / excavated ahead of quarrying or in connection with the A428 scheme; vi. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements; vii. Design should consider the need for sensitive external lighting; viii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Land at Roxton, south west of the Black Cat roundabout

Land at Roxton, south west of the Black Cat roundabout will be developed for warehousing and distribution uses. Key principles of development include: i. 17.0 hectares employment site; ii. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application. The masterplan and design code will ensure that the site is developed in a landscaped setting that minimises its impact on nearby residential properties; iii. Design to respect local landscape priorities, ensuring separation from nearby residential properties in Roxton; iv. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified; v. Pre-determination archaeological evaluation will be required; vi. Development should designed to preserve and where opportunities arise enhance the significance of heritage assets and the contribution made by their setting including for: Scheduled monument of Tempsford Bridge, Roxton Conservation Area and assets within, vii. Include appropriate mitigation measures where necessary for heritage assets listed under vi; viii. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements; ix. A Transport Assessment will be required to identify the impact of traffic on the highway and necessary mitigations including measures to ensure sustainable travel to / from the development; x. The development is dependent on the delivery of transport improvements which will need to be secured before development can take place in accordance with an agreed Infrastructure Delivery Plan; xi. Design should consider the need for sensitive external lighting; xii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Resources and climate change

Development must support a move to carbon neutrality in the following ways: A) Minimising carbon emissions, including by: i. Being located so as to minimise the need to travel and where there are opportunities to maximise the ability to make trips by sustainable modes of transport (in accordance with policies AD36, AD39, 53, 87, 88 and 89); ii. Delivering a density of development that makes the most of accessible sites (in accordance with policies 30, 31, 32 and 53); iii. Contributing to more walkable and cycle-able neighbourhoods that reduce demand for car use (in accordance with policies AD36, AD39, 31 and 53) and incorporating electric vehicle charging points (in accordance with Policy 89); iv. Protecting and taking opportunities for the more sustainable movement of freight (in accordance with Policy 88); v. Adopting the principles of the energy hierarchy and seeking energy efficient buildings (in accordance with Policy 54); vi. Taking opportunities to generate, incorporate and connect to renewable and low carbon energy infrastructure wherever feasible (in accordance with Policies 54 - 57); vii. In the case of existing buildings, retrofitting them with measures to reduce energy consumption, in a manner consistent with their heritage interest (in accordance with policies 28S, 29, 30 and 41S). B) Maximising carbon storage and sequestration, including by: i. Protecting, and where appropriate supporting the provision or restoration of habitats that provide a carbon storage function (Policy DM7); ii. Incorporating green infrastructure, such as trees and woodland, that helps to sequester carbon from the atmosphere (in accordance with policies 35S, 36S, 38, 39, 40 and Policy DM7); iii. Minimising degradation and erosion of soil (in accordance with policies 40 and 47S). C) Mitigating and adapting to the impacts of climate change, including by: i. Managing flood risk associated with higher peak river flows and more extreme weather events, and relocating vulnerable uses where appropriate (in accordance with policies 92 and 93); ii. Providing shade and green infrastructure to reduce overheating of urban areas during warmer summers (in accordance with policies 28S, 29,30, 35S, 36S and 53); iii. Creating a place that promotes social interaction, since people who are isolated can be more vulnerable and less able to cope with the impacts of climate change (in accordance with policies 28S and 29); iv. Delivering an environmental net gain that enables animals and plants to adjust to a changing climate (in accordance with Policy DM7); v. Incorporating appropriate water efficiency and water recycling measures, to help minimise the potential for drought (in accordance with policies 50S and 52); vi. Minimising and mitigating air pollution (in accordance with relevant policies).

Environmental Net Gain

Proposals for major development should provide an environmental net gain (in accordance with government policy), securing a minimum of 10% biodiversity net gain, through the following: i. Enhancement of the existing features of the site, particularly where these deliver significant levels of ecosystem services; or ii. The creation of additional habitats on the site; or iii. Where it is not possible to deliver net gain solely on-site, there will be a requirement to enhance or create off site habitats. Where possible and appropriate, linkages should be created with existing habitats and ecological networks with adjoining features. Planning applications should demonstrate how net biodiversity and net environmental gain will be achieved through the production of a supporting statement that considers the contribution the proposal could make to the borough's natural capital. Major development is defined as residential sites of 10 or more units; or on a site where the number of units is unknown, a site area of 0.5 hectare or greater. For non-residential uses, sites where the floorspace to be created is 1,000 square metres or greater or the site area is 1 hectare or greater.

Non designated heritage assets

Non-designated heritage assets will be identified through the plan making process, through the planning decision-making process, through conservation area appraisals and reviews, through reviews of the data held in the Bedford Borough Historic Environment Record, or in conjunction with the Bedford Borough Council Historic Environment Team. Once identified, non-designated heritage assets will have their status recorded on the Bedford Borough Historic Environment Record and given material weight in the planning process in accordance with Policy 41S and NPPF paragraph 203. In each instance, the Council will identify non-designated heritage assets based on sound evidence, with assets expected to meet two or more of the selection criteria within Appendix 5 unless comprising archaeological remains where they will be required to meet only the Archaeological Interest criterion. The selection criteria will also be used to identify non-designated heritage assets for inclusion on a Local List for Bedford borough.

Affordable housing

Sites of 10 or more residential units or 0.5 hectares or more will provide 30% affordable housing with 75% of the dwellings as social or affordable rented properties and the remainder (25%) as First Homes at a 50% discount. Affordable rents will be 80% of open market rents but a lower percentage should be set where this would preclude access to housing benefit. Where shared ownership is offered it will be on the basis of a range of initial share purchases from 10 - 80%. The size mix of the affordable dwellings should reflect the type and size mix of the market dwellings within the proposed scheme and take account of the needs set out in the Council's current Local Housing Needs Assessment and other current sources of housing needs information. Where on grounds of viability the total number of affordable dwellings or the affordable housing tenure split is proposed to be other than that outlined above the application should be accompanied by a viability assessment justifying the quantum and mix of affordable housing. Where affordable housing provision is approved at level below the policy requirement it will be subject to a review mechanism (Policy DM2). On sites providing a mix of affordable and market homes the Council will expect the affordable housing to be integrated within the market housing and affordable housing clusters should not exceed 15 dwellings and should not be readily distinguishable from market housing. The policy will apply where a planning application could have been submitted for a larger site within the above policy threshold. Other than in exceptional circumstances, affordable housing provision should be made on site rather than through the payment of commuted sums in lieu of provision.

Review Mechanisms

To ensure that affordable housing delivery is maximised as a result of any future improvement in viability, the Council will require schemes that have been viability tested and which have resulted in an affordable housing contribution below policy compliant levels, to be subject to viability review(s). Detailed requirements will be set out in a S106 agreement and will depend on the size, nature and complexity of the scheme. Save exceptionally, viability reviews will be undertaken where 50 % of the open market dwellings have been sold or after five years of the date of the independent viability assessment upon which the original reduced affordable housing requirement was based, whichever is the sooner. For schemes with more than one phase or developer, more than one review may be required. The Council will require any additional affordable housing provision required as a result of the viability review to be provided on-site in accordance with the provisions of the S106 agreement unless it can be demonstrated to the satisfaction of the Council as part of the review that this is not achievable.

Housing mix

New housing developments will be expected to provide a mix of dwelling size and type to meet the identified needs of the community including families with children, older people, people wishing to build their own homes and people with disabilities and special needs in accordance with the Council's current Local Housing Needs Assessment and other current assessments of housing need including the Older Person's Accommodation Strategy, the Learning Disabilities Accommodation Strategy, the Mental Health Accommodation Strategy (or their successor Strategies) and evidence in respect of the needs of other specialist groups. All developments of 500 dwellings or more in suitable locations, will be required to include self-contained housing designed to meet the needs of older persons, and / or supported living accommodation in accordance with the Council's most up to date statement of need on older person's accommodation. All developments of 100 dwellings or more in suitable locations, will be required to include specialist housing designed to meet the needs of those with a learning disability or mental health need in accordance with the Council's most up to date statement of need i. On sites of 3 or more dwellings 47% of all new residential development should meet Category 2 (Accessible and Adaptable dwellings) of approved Document M; Volume 1, and on sites of 20 or more dwellings a minimum of 4% of all market housing and 6% of affordable housing should meet Category 3 requirements, ii. All specialist housing for older people should meet Category 3 requirements, Affordable housing will be sought from all C3 development including and where a site provides a mix of C2 development and C3 dwellings, from the C3 element of the development.

First Homes Exception Policy

i. Residential development proposals on qualifying small sites comprising primarily First Homes will be permitted where: the site is adjacent to an existing settlement and the scale of the scheme is appropriate to the structure form and character of the size of the settlement; and the development contributes positively to the character of the settlement, maintains landscape character, does not lead to coalescence with other settlements and protects and where appropriate enhances the historic environment. ii. The minimum number of market homes required to make delivery of a First Homes Exception Site viable without grant funding will be permitted where: an applicant demonstrates that the scheme would be unviable without the inclusion of market housing; inclusion of market housing does not inflate the threshold land value; and any market housing is suitably integrated into the First Homes development. iii. Small quantities of other forms of affordable housing may also be permitted on a First Homes exception site where the applicant demonstrates evidence of significant local need for that type of housing.

Self-build and custom housebuilding

i. The Council will require applications for new housing development to include plots for self-build and custom house builders in accordance with the following, based on the overall number of net-additional dwellings proposed: 1-4 dwellings = no requirement 5-9 dwellings = 1 plot 10-29 dwellings = 2 plots 30-49 dwellings = 3 plots 50-69 dwellings = 5 plots 70-89 dwellings = 6 plots 90-100 dwellings = 7 plots 100+ dwellings = by negotiation ii. Self-build and custom housebuilding plot sizes should take account of register evidenced demand; iii. All plots must be serviced with suitable connections to utilities such as water and drainage, electricity, gas and broadband; iv. Prior to commencement of development, developers will be required to agree a marketing plan with the Local Planning Authority that complies with the following: Self-build and Custom Housebuilding plots will be offered at an open value established by a RICS valuer, Where an expression of interest in a plot has been rejected by the developer, evidence must be provided to the Local Planning Authority, upon request, as to why it was not suitable. For sites of 50 or more dwellings: Plots will be marketed solely to individuals and associations on Part 1 of the Council's Register in the first instance for an initial period of two months (minimum) from the commencement of the site being marketed. Following the initial marketing period, the offer of any unreserved plots will be extended to those on Part 2 of the Council's Register and any new registrants to Part 1 having joined during the initial period. If the developer can provide evidence to the satisfaction of the Council that suitable purchasers from the Register have not been forthcoming within 6 months (minimum) of commencement of marketing the plots, they may be offered for unrestricted market sale to self-build and custom homebuilders including industry sector specialist companies, Any plots not reserved within a further 6 months (minimum) will be released from this specific policy requirement, following a total of 12 months of marketing. For sites of 49 or fewer dwellings: Plots will be marketed solely to individuals and associations on Part 1 of the Council's Register in the first instance for an initial period of 1 month (minimum) from the commencement of marketing, Following the initial marketing period, the offer of any unreserved plots will be extended to those on Part 2 of the Council's Register and any new registrants to Part 1 having joined during the initial period. If suitable purchasers from the Register demonstrably have not been forthcoming within 3 months (minimum) of commencement of marketing the plots, they may be offered for unrestricted market sale to self-build and custom homebuilders including industry sector specialist companies, Any plots not reserved within a further 3 months (minimum) will be released from this specific policy requirement, following a total of 6 months of marketing. v. To ensure timely delivery of plots, the S106 agreement will contain triggers that link the marketing of self-build and custom housebuilding plots to the occupation of specified percentages of open market housing; vi. Developments required by virtue of this policy to provide self-build and custom housebuilding plots will, in addition and as a priority, be expected to deliver affordable housing across the whole development site in accordance with the Council's adopted policy (Policy DM1) by way of on-site provision or in exceptional circumstances by payment of commuted sums for off-site delivery, where appropriate. The Council will not normally expect self-build serviced plots to be included as part of the site affordable housing proportion unless this has been agreed in writing within the Heads of Terms of the proposed S106 agreement; vii. Where a development is phased, the siting and provision of self-build and custom housebuilding plots will be set out in a phasing plan; viii. The number of self and custom build plots to be provided will be based on the capacity of the site net of any affordable housing requirement. Development that constitutes 100% affordable housing will be exempt from providing self-build and custom housebuilding plots.

Residential space standards

The Council will require all new dwellings to conform to nationally described space standards as a minimum.

Amount and timing of housing growth

Provision of a minimum of 27,100 new dwellings will be stepped as follows: 2020/21 - 2024/25: 4,850 dwellings (970 per annum) 2025/26 - 2029/30: 4,850 dwellings (1,050 per annum) 2030/31 - 2039/40: 17,000 dwellings (1,700 per annum) Total: 27,100 dwellings Five-year land supply will be measured against the stepped requirement which is applicable at the time of the assessment. When undertaking the five-year supply calculation, should any shortfall arise it will be distributed across the remaining years of the plan period.

Opportunity Sites

Within the urban area a number of opportunity sites have been identified that have redevelopment potential for housing development. These are described in Appendix 3. The Council will work with land owners and other interested parties to investigate such opportunities and bring them forward through the development management process where possible.

Land at Greyfriars North, Bedford

Land at Greyfriars North will be developed for residential and appropriate town centre uses. Key principles of development include: i. A masterplan and design code to be prepared and adopted as a Supplementary Planning Document prior to the submission of any planning application for the site. The preparation of the Supplementary Planning Document will be led by the Council in partnership with landowners / developers, stakeholders and the local community. It should pay particular regard to ensuring that the development is designed to reflect the site's important location and to preserve the setting of heritage assets, including The Bedford Conservation Area, listed buildings fronting Bromham Road and other taller heritage assets in the town centre; ii. Residential development with a mixture of retail and other town centre uses limited to ground floor fronting Hassett Street and Greenhill Street and Greyfriars to create an active frontage; iii. Preparation of an access strategy; iv. Provision of dedicated cycle routes and wide footways to reflect footfall and crossings to achieve pedestrian and cycle connectivity, whilst maintaining bus access; v. Provision of a mobility hub; vi. Contributions to town centre wide highway infrastructure improvements where required; vii. Pre-determination archaeological evaluation will be required for the areas of the site not already evaluated; viii. Archaeological mitigation required ahead of development for those areas already evaluated; ix. Financial contributions towards secondary school provision; x. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off and flood risk on and off site should be identified; xi. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; xii. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

Land at Bedford Heights, Manton Lane, Bedford

Part of Bedford Heights car park, Bedford will be developed for residential use. Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be complete prior to and submitted with any planning application and to pay particular attention to the adjacent noise sources, layout and massing of the site having regard to its elevated location; ii. Access from Brickhill Drive; iii. Provision of safe pedestrian and cycle links to adjacent networks; iv. Landscaping on and around the site to soften the interface with the adjacent car park; v. Financial contributions towards secondary school provision; vi. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; vii. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

Land at Bedford River Valley Park

Land at Bedford River Valley Park will be developed for a mix of residential, education, open space and recreational uses including the delivery of a watersports lake and strategic green infrastructure improvements. Key principles of development include: i. A masterplan and design code to be prepared and adopted as a Supplementary Planning Document prior to the submission of any planning application for the site. The preparation of the Supplementary Planning Document will be led by the Council in partnership with landowners / developers, stakeholders and the local community; ii. Delivery of a mix of residential units; iii. Submission of a Transport Assessment detailing impact on the surrounding highway network, necessary mitigations and opportunities for internal and external connectivity and active and low carbon travel; iv. Provision of two vehicular access points onto the A603; v. Provision of pedestrian and cycle routes and links to existing networks including NCN51; vi. Provision of a mobility hub; vii. Provision of a serviced site with a minimum area of 2.4 ha to accommodate a two form entry primary school and to include early years' provision; viii. Financial contributions to secondary school provision; ix. Delivery of a watersports lake before the completion of the 500th dwelling appropriate for regional standard events and associated infrastructure including boat house, club house and adequate car parking; x. Provision of links to existing green infrastructure networks; xi. Masterplan to ensure that development is designed to preserve and where opportunities arise, enhance the significance of heritage assets and the contribution made by setting, including for Grade II Octagon Farmhouse, Grade II Dog House, Assets within Willington including the Scheduled Stables and Dovecote, and Grade II St Lawrence Church; xii. The retention and appropriate reuse of Octagon Farmhouse and its outbuildings as part of the overall development; xiii. A buffer should be provided between the scheduled monument, 'Two Barrows' 500m NE of Octagon Farm and the cycle path proposed ensuring that the significance of the asset is not harmed by redevelopment through physical impacts of redevelopment; xiv. Pre-determination archaeological evaluation in areas not previously subject to quarrying or archaeological investigation; xv. Investigation into the diversion of Elstow Brook in consultation with the Internal Drainage Board; xvi. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off and flood risk on and off site should be identified; xvii. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site; xviii. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements; xix. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; xx. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure; xxi. Investigation of opportunities for a district heating network associated with the nearby Water Recycling Centre.

South of Bedford area

Within the South of Bedford policy area development will take an environment led approach and focus on enhancing natural capital by continuing to deliver the Forest of Marston Vale and enhancing the multifunctional green infrastructure network to provide the basis for distinctive place making and the setting for: An Arc leading new settlement incorporating a new strategic Forest Park and an innovation hub at Kempston Hardwick served by a new station on the East West Rail line at Stewartby Hardwick (Policy HOU14); Eastern and southern expansions to Wixams new settlement and the delivery of new station on the Midland Main Line (Policies HOU 15 and 16); Development at Shortstown; land at the former DVSA site (Policy HOU18) and at College Farm incorporating a mobility hub (Policy HOU17); Development focussed at Gibraltar Corner delivering an additional section of the Bedford Waterway Park, wet woodland and additional access to nearby green infrastructure (Policy HOU13); A high value business park (primarily research and development with elements of manufacturing, warehousing and distribution) at Pear Tree Farm, Elstow (Policy EMP5). Development will be delivered in tandem with infrastructure and will require contributions to the delivery of: The Forest of Marston Vale (LP 2030 Policy 36S) involving a minimum of 30% tree cover to be provided across the policy area and connections to the wider network; The Bedford Waterway Park (Allocations and Designations Plan Policy AD27); Strategic transport infrastructure; An enhanced active travel network including an expanded Green Wheel and connections to National Cycle Network Route 51; Environmental regeneration including biodiversity net gain, particularly through the remediation of sites associated with the brickmaking industry; Healthy walking neighbourhoods; Multi user routes to be provided wherever possible including upgrading existing routes to bridleway status; Links between Stewartby Hardwick and Wixams Stations including the provision of a dedicated shuttle bus service which also connects Gibraltar Corner and East Wixams. Development should also explore the potential for: Strategic solution surface water management issues; Community heating (LP 2030 Policy 55). The Council will prepare a strategic place making framework to guide development across the policy area which will be adopted as Supplementary Planning Document. This will focus on matters including: Landscape, natural capital and green infrastructure; Internal and external connectivity and active and low carbon travel; Environmental regeneration and remediation; Strategic master planning and place making principles; Approaches to governance and stewardship of community assets; Infrastructure delivery in accordance with the Council's Infrastructure Delivery Plan. The allocated residential and employment sites must be well designed and respond to the vision for the area. To ensure that quality will be created and maintained design guidance will be prepared, having regard to the strategic place making framework and where appropriate Garden City Principles, will be prepared in the form of development briefs, masterplans and design codes depending on the size of the individual sites and as specified in policies HOU13-18 and EMP5. Elsewhere within the policy area, outside of the settlement limits defined on the policies map the adopted policies of the development plan and in particular Policy 7S will apply.

Land at Gibraltar Corner, Kempston Rural

Land at Gibraltar Corner, Kempston Rural will be developed for a mix of residential uses and open space including the delivery of strategic green infrastructure improvements. Key principles of development include: i. A masterplan and design code to be prepared and adopted as a Supplementary Planning Document prior to the submission of any planning application for the site. The preparation of the Supplementary Planning Document will be led by the Council in partnership with landowners / developers, stakeholders and the local community. This document will accord with the South of Bedford strategic framework and will be prepared in advance of the submission of a planning application and will pay particular regard to ensuring that the development is designed to preserve the setting of heritage assets; ii. Provision of a mix of dwelling types and sizes; iii. Submission of a Transport Assessment; iv. Measures to facilitate access by bus services across the site including a shuttle bus connecting the site with Kempston Hardwick and Wixams railway stations and the provision of a mobility hub; v. Provision of a pedestrian cycleway between the site, Kempston and surrounding green infrastructure and NCN 51; vi. Provision of a 2.4ha serviced site to accommodate a 2FE Primary school to include early years' provision; vii. Financial contribution towards secondary school provision; viii. Delivery of improvements to the green infrastructure network; ix. Masterplan to ensure development is designed to preserve and, where opportunities arise, enhance the significance of heritage assets and the contribution made by setting including for: Grade II listed The Cottage, Grade II Kempston House, Grade II Ramsay Cottage, Grade II 157 Bedford Road, and Listed buildings in and around Keeley Green; x. Include appropriate mitigation measures where necessary for heritage assets listed under ix; xi. Pre-determination archaeological evaluation for the parts of the site to be developed; xii. Areas of ridge and furrow earthworks to be protected during construction; xiii. The developable area shall be located within Flood Zone 1; xiv. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site with appropriate public access and may include areas of wet woodland; xv. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements; xvi. Provision of land to facilitate the Bedford to Milton Keynes Waterway Park to the east of Gibraltar Corner; xvii. Provision of a public car parking area to provide parking for local residents and visitors, including those to the Bedford and Milton Keynes Waterway Park, Forest of Marston Vale, walking and cycling routes. The proposed car park shall be designed and located to minimise disturbance to the best preserved sections of ridge and furrow earthworks in this area; xviii. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off and flood risk on and off site should be identified and could consider the ability of the Waterway Park to assist with flood mitigation; xix. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; xx. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

Kempston Hardwick New Settlement

As identified on the Key Diagram, South of Bedford concept plan and Policies Map, land at Kempston Hardwick is allocated as a new settlement to create an Arc leading environment and landscape led, beautiful, healthy and sociable community. It will deliver at least 4,000 homes set in a new strategic Forest Park, which will also provide the landscaped setting for an innovation hub and business / science campus primarily focussed on innovation, research, development and education providing around 70ha of employment land. Development will be located in close proximity to the proposed new rail station on the East West Rail Line at Stewartby Hardwick and a new rail station on the Midland Main Line at Wixams. The new settlement will provide all the key services and facilities to address its own needs, including health, education, retail, culture and community components, and will foster a strong local community based approach to the ownership and long-term stewardship of assets. It will have a distinct identity based on a landscape led approach which values and enhances the natural environment and responds directly to its context. It will be developed to a high design quality achieved through a process of master planning and design coding and will be an exemplar for a new urban form and design of high tech business environment appropriate to its highly accessible location. It will incorporate a range of homes, employment, an integrated and multi-purpose green infrastructure network fully structured around a Forest Park achieving at least 30% woodland cover and lending context and character to walking neighbourhoods which will enable residents to meet the majority of their day to day needs locally and achieve access to the rail stations by active travel modes. A strategic masterplan and design code is to be prepared by the Council in conjunction with the landowners, stakeholders and local community and adopted as a Supplementary Planning Document. This document will need to be produced ahead of the submission of any planning application and will accord with the South of Bedford strategic framework. The document will demonstrate how the new settlement will deliver the policy principles below and will include: A Natural Capital impact assessment and biodiversity study with appropriate mitigation and enhancements; A remediation and environmental regeneration strategy for the areas impacted by previous brickmaking and clay extraction activities; A Green Infrastructure strategy; A strategy for building healthy communities; A transport and movement strategy including infrastructure needs and access to both stations for all modes; A phasing strategy to ensure that the required infrastructure investment is provided in tandem with or ahead of the development it supports; An infrastructure delivery plan setting out the timing, funding, and provision of green, social, and physical infrastructure, including schools, community facilities and local centres in tandem with housing development; A strategy for sustainable long-term governance and arrangements for the stewardship of community assets; A site specific flood risk assessment including identifying opportunities to reduce surface water run-off and flood risk on and off site. In order to ensure that the new settlement is brought forward in a high quality, strategic and comprehensive manner, planning permission will only be granted following the adoption of the strategic masterplan and design code. Development must demonstrate how it has been holistically planned to accord with the objectives of the Local plan, the South of Bedford framework and the specific principles below: GREENER i. The provision of high quality planning, design and place-making, and management of built and public realm so that the Kempston Hardwick new settlement is characterised as a distinctive Arc leading place which embraces the opportunity for compact urban form that capitalises on local assets and establishes environments that promote health, and wellbeing; ii. The provision of a site wide park providing multifunctional green infrastructure delivering the 30% tree cover required as a contribution to the Marston Vale incorporating and enhancing the site's ecological and open water assets and providing well-integrated green space (formal, natural and allotments); and providing environmental net gains as well as connections and contributions to the South of Bedford green infrastructure network; iii. As part of the green infrastructure network, cycle and pedestrian links to facilitate active travel within and between the neighbourhoods, business and educational areas, connectivity hubs and surrounding areas; iv. An integrated surface water management solution including the integration of Sustainable Drainage Systems into the network of open spaces and lakes, to mitigate potential flood risk and enhance the environment; v. Measures to ensure resilience to climate change including measures to ensure the efficient use of energy including the exploration of the potential for district heating utilising heat from the Rookery South Energy Recovery Facility, Stewartby and sustainable drainage; vi. The protection and / or enhancement of heritage and biodiversity assets within and surrounding the site, to include: Pre-determination archaeological evaluation for the areas of site not already evaluated, Archaeological mitigation ahead of development for those areas already evaluated and which contain archaeological remains, Masterplan to ensure development is designed to preserve and where opportunities arise enhance heritage assets and their setting, including the scheduled Moated Manor at Kempston Hardwick, Submission of a biodiversity report with appropriate mitigation and enhancements. PLACEMAKING vii. Place making based on a landscape led approach which draws on the heritage of the area and achieves environmental regeneration, to create an Arc leading place structured around a new Forest Park and characterised by vibrant neighbourhoods and places to work and learn, set against the backdrop of its enhanced forest setting; viii. The provision of a range of house types and tenures in accordance with the most up to date assessment of housing need, including affordable housing in accordance with required levels as set out in Policy DM1(S) to meet the needs of the wider community including the ageing population; ix. The provision of a mix of beautifully and imaginatively designed homes at a range of densities reflecting the context and character of different parts of the site, in particular

Land South of Wixams

Land at south of Wixams will be developed for residential uses and open space. Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to accord with the South of Bedford strategic framework; ii. Provision of a mix of dwelling types and sizes; iii. Submission of a Transport Assessment to include: • Improved pedestrian and cycle access from the site via the A6 and Bedford Road; • An access strategy for vehicle access to the site and wider Wixams; • Multi-user routes to connect to existing networks in Wixams and surrounding areas; • A new bus stop to provide an extension to the existing bus service route in Wixams; iv. Provision of a mobility hub; v. Financial contributions towards secondary school provision; vi. A noise report should guide the location and design of dwellings on the site and establish any required mitigation measures; vii. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site with appropriate public access; viii. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements; ix. Creation of a strategic green corridor to secure a permanent green buffer between Wixams and Wilstead; x. Development should preserve and where opportunities arise enhance heritage assets and their setting, including assets located in Duck End and Wilstead; xi. Pre-determination archaeological evaluation will be required; xii. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified; xiii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Land at East Wixams

Land at East of Wixams will be developed for residential, community and open space uses. Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to accord with the South of Bedford strategic framework. The masterplan and design code should be prepared in consultation with the Met Office to ensure that the limitations created by the proximity of the Meteorological Research Unit at Cardington Airfield are fully considered; ii. Provision of a mix of dwelling types and sizes; iii. The development is dependent on the delivery of transport improvements which will need to be secured before development can take place in accordance with an agreed Infrastructure Delivery Plan; iv. Provision of a full Transport Assessment to be submitted with any planning application; v. Traffic mitigation for the existing roundabouts off A6 to accommodate the new development; vi. Extension of the bus service from the existing Wixams bus network including the provision of new bus stops to service the new development, measures to facilitate a shuttle bus connecting the site with Gibraltar Corner and Kempston Hardwick and a mobility hub; vii. Provision or upgrading of existing pedestrian and cycle links to bridleway status to allow active travel to Shortstown and Wixams including the crossing of the A6; viii. Provision of two 2.4ha serviced sites to accommodate two form entry primary schools to include early years' provision; ix. Provision of an 11ha serviced site to accommodate a nine form entry secondary school to include sixth form provision; x. Financial contribution towards secondary school provision; xi. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site with appropriate pubic access; xii. Development should preserve and, where opportunities arise, enhance heritage assets and their setting, including assets located in Duck End, with appropriate mitigation measures adopted along the southern boundary of the site; xiii. Pre-determination archaeological evaluation will be required; xiv. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; xv. Delivery of low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Land at College Farm, Shortstown

Land at College Farm, Shortstown will be developed for residential uses and open space. Key principles of development to be addressed include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to accord with the South of Bedford strategic framework. The masterplan and design code should be prepared in consultation with the Met Office to ensure that the limitations created by the proximity of the Meteorological Research Unit at Cardington Airfield are fully considered; ii. Provision of a mix of dwelling types and sizes; iii. The development is dependent on the delivery of transport improvements which will need to be secured before development can take place in accordance with an agreed Infrastructure Delivery Plan; iv. Submission of a Transport Assessment to include measures to mitigate impact of the development on the local and strategic route network and to maximise opportunities for sustainable travel; v. Provision of a mobility hub; vi. Provision of a 2.4ha serviced site to accommodate a 2FE Primary school to include early years' provision; vii. Financial contribution towards secondary school provision; viii. Buffer planting and landscaping to assimilate the development into the surrounding landscape; ix. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site with appropriate public access; x. Identification of opportunities to enhance green infrastructure including connections to existing networks; xi. Provision of public open space; xii. Development should be designed to preserve and, where opportunities arise, enhance heritage assets and their setting, including: Grade II* Cardington Sheds 1 and 2 Listed buildings in Harrowden xiii. Pre-determination archaeological evaluation across part of site not already subject to evaluation; xiv. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified. New development will be steered to areas of lowest flood risk; xv. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements; xvi. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Land at Former DVSA Site, Shortstown

Land at the former DVSA site, Shortstown will be developed for residential use. Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to accord with the South of Bedford strategic framework; ii. Provision of a mix of dwelling types and sizes; iii. Submission of a Transport Assessment to include measures to mitigate impact of the development on the local and strategic route network and to maximise opportunities for sustainable travel; iv. Provision of a mobility hub; v. Provision of a footway and cycleway to link in with the existing network and adjacent sites; vi. Development should preserve and, where opportunities arise, enhance heritage assets and their setting, including: Grade II* Cardington Sheds 1 and 2 Grade II Cardington Railway Station Cardington Conservation Area vii. Pre-determination archaeological evaluation will be required; viii. Financial contributions to secondary school provision; ix. Contaminated land assessment to be submitted with the planning application; x. Habitat survey required as the site is identified as high risk for Great Crested Newts; xi. Contribution to the Forest of Marston Vale with a minimum of 30% tree cover to be provided on the site; xii. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified; xiii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; xiv. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

Little Barford New Settlement

As identified on the Key Diagram and Policies Map, land at Little Barford is allocated as a new settlement to create a landscape led beautiful, healthy and sociable community located in close proximity to the proposal for a new station on the East West Rail line delivering at least 4,000 new homes and in the region of 4 hectares employment. It will provide all the key services and facilities to address its own needs, including health, education, retail, culture and community components, and will foster a strong local community based approach to the ownership and long-term stewardship of assets. The new settlement will have a distinct identity based on a landscape led approach which values and enhances the natural environment and responds directly to its context. The settlement will be developed to a high design quality achieved through a process of master planning and design coding and will incorporate a range of homes, employment, an integrated and multi-purpose green infrastructure network lending context and character to walking neighbourhoods which will enable residents to meet the majority of their day to day needs locally and achieve access to the new East West Rail station by active travel modes. A strategic masterplan and design code is to be prepared by the Council in conjunction with the landowners, stakeholders and local community and adopted as a Supplementary Planning Document. This document will need to be produced ahead of the submission of any planning application and will demonstrate how the new settlement will deliver the policy principles below and will include: A Natural Capital impact assessment and biodiversity study with appropriate mitigation and enhancements; A Green Infrastructure strategy; A transport and movement strategy including infrastructure needs and the relationship to East West Rail; A phasing strategy to ensure that infrastructure investment is provided in tandem with or ahead of the development it supports; An infrastructure delivery plan setting out the timing, funding, and provision of green, social, and physical infrastructure, including schools, community facilities and local centres in tandem with housing development; Character assessment and master planning; Design coding; A strategy for sustainable long-term governance and arrangements for the stewardship of community assets; A detailed assessment of the mineral resource within the Mineral Safeguarding Area to examine quantity, quality and feasibility of extraction; A site specific flood risk assessment including identifying opportunities to reduce surface water run-off and flood risk on and off site; A detailed heritage impact assessment. In order to ensure that the new settlement is brought forward in a high quality, strategic and comprehensive manner, planning permission will only be granted following the adoption of the strategic masterplan and design code. Development must demonstrate how it has been holistically planned to accord with the objectives of the Local plan and the specific principles below.

Mayes Yard, High Street and Silver Street, Bedford

Land at Mayes Yard and between High Street and Silver Street, Bedford will be developed for a mix of uses to create an extended cultural quarter in this part of the town, including residential, hotel, retail and leisure. Key principles of development include: i. A masterplan and design code to be prepared and adopted as a Supplementary Planning Document prior to the submission of any planning application for the site. The preparation of the Supplementary Planning Document will be led by the Council in partnership with landowners / developers, stakeholders and the local community; ii. Provision of residential and / or hotel on upper floors; iii. Scheme to involve conversion, redevelopment and new buildings including the reconfiguration of the site currently occupied by Bedford Corn Exchange; iv. Preparation of an access strategy; v. Heritage impact assessment must be submitted to the Council as a first stage of the masterplanning process; vi. Any new development must contribute positively to local character and distinctiveness and enhance or better reveal the significance of the conservation area and setting of any listed buildings; vii. Any new development will need to ensure the preservation of the scheduled monument of the 'Remains of the George Inn' and include measures for its conservation and public interpretation, and where opportunities arise, enhancements to its setting; viii. Pre-determination archaeological evaluation will be required; ix. Financial contributions towards secondary school provision; x. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; xi. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

Land at Ampthill Road, Bedford

Land at the former Camford Works and Technology House on Ampthill Road, Bedford will be developed for a mix of residential and business uses. Key principles of development include: i. A masterplan and design code to be prepared and adopted as a Supplementary Planning Document prior to the submission of any planning application for the site. The preparation of the Supplementary Planning Document will be led by the Council in partnership with landowners / developers, stakeholders and the local community. It will pay particular regard to adjacent noise sources; ii. Provision of a mix of dwelling types and sizes; iii. Provision of greenspace in the form of a new urban park; iv. Preparation of an access strategy to include all modes; v. Provision of a vehicular and safe pedestrian connection between the site and Cauldwell School; vi. Provision of a mobility hub; vii. Provision of a layout which takes full account of the noise environment relative to the railway line and neighbouring land uses; viii. Pre-determination archaeological evaluation will be required; ix. Financial contributions towards secondary school provision; x. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; xi. Opportunities to reduce surface water run-off and flood risk on and off site should be identified; xii. Assessment of the nature and extent of ground contamination and preparation of a remediation strategy for the site including methods of disposing of contaminated material, measures to prevent pollution of surface and ground water and provisions for future monitoring, to be approved by the Council; xiii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; xiv. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

Former Peacocks Auction House, Newnham Street, Bedford

Land at the former Peacocks Auction House, Newnham Street, Bedford will be developed for residential use. Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application, and to pay particular regard to the site's relationship with the conservation area and surrounding listed buildings at 2-28 The Grove and 12-16 Newnham Street; ii. Provision of a mix of dwelling types and sizes to be accessed from Newnham Street; iii. Development should include two storey frontage development addressing Newnham Street and subservient development to the rear; iv. Development should preserve and, where opportunities arise, enhance heritage assets and their settings, including: The Bedford Conservation Area Grade II 2-28 The Grove Grade II 12-16 Newnham Street; v. Preparation of an access strategy; vi. Reinstatement of the highway frontage to match surrounding area; vii. Financial contributions towards secondary school provision; viii. Assessment of the nature and extent of ground contamination and preparation of a remediation strategy for the site including methods of disposing of contaminated material, measures to prevent pollution of surface and ground water and provisions for future monitoring, to be approved by the Council; ix. Pre-determination archaeological evaluation will be required; x. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Abbey Field, West of Elstow

Land at Abbey Field, will be developed for residential use and provide public access to existing urban open space, linking into the Elstow Brook corridor. Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application, to pay particular regard to: a. ensuring that the development is designed to reflect the site's important location and to preserve the setting of heritage assets where possible, b. ensuring development will be contained west of Abbey Fields and south of the Elstow Brook, with significant open space to the north and east of the development site to open up the Elstow Brook corridor and the wider area for public access from which views of the Abbey and the scheduled monument of Elstow Manor House (remains of) can be enjoyed, c. identifying opportunities to enhance green infrastructure including connections to existing networks, d. identifying and mitigating noise pollution from adjoining road and nearby industrial development. ii. Provision of a mix of dwelling types and sizes to be accessed from Abbey Fields; iii. Preparation of an access strategy to include: a. Provision of a pedestrian / cycle bridge across the A421 between the site and Pear Tree Farm, b. Provision of pedestrian and cycle routes through the site and along Abbey Fields and safe crossing points to facilitate connections with the wider network including at Progress Park, West End and Wilstead Roads facilitating connections to / from the South of Bedford Policy area. iv. Financial contributions towards secondary school provision; v. Pre-determination archaeological evaluation will be required; vi. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off and flood risk on and off site should be identified; vii. An assessment of the site-specific ecological impacts of the proposal to be undertaken prior to the submission of any planning application; viii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change; ix. Early engagement with Anglian Water is required in order to identify connection to water network infrastructure.

The Cloisters, Church Lane, Bedford

Land at Bury Court, Church Lane, Bedford will be developed for residential use and include the relocation of the church hall with access onto Church Lane. Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application to pay particular regard to the site's important location to preserve the setting of heritage assets and existing veteran trees along the western boundary; ii. Development should where possible preserve, and where opportunities arise, enhance the significance of Grade II* St. Mary's Church and the contribution made by setting to significance; iii. Development will be limited to a two storey height and public open space provided along the western boundary adjacent to the churchyard to preserve a spatial buffer from views of St Mary's Church within the churchyard; iv. Provision of a range of housing types and sizes; v. Improvements to transportation networks, including widening and surface improvements to existing pavements to accommodate wheelchair users (approx. 10m); vi. Retention of connections to existing pedestrian and cycle routes via The Copse / The Spinney / Bury Walk to the east; vii. Widening of the existing pedestrian cycleway south across Goldington Green to improve cycle connectivity and north along Church Lane to Queens Drive; viii. Financial contributions towards secondary school provision; ix. Identification of opportunities to enhance green infrastructure including connections to existing networks and increased public access routes to increase natural surveillance; x. Pre-determination archaeological evaluation will be required; xi. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary. Opportunities to reduce surface water run-off and flood risk on and off site should be identified; xii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Land at Williamson Road, Kempston

Land on the south west side of Williamson Road, Kempston will be development for residential use. Key principles of development: i. Provision of a range of housing types and sizes; ii. Submission of noise survey to determine and mitigate the effects of the neighbouring Challenger Academy on development; iii. Suitable access arrangements and appropriate pedestrian and cycle connectivity to existing infrastructure required; iv. Suitable landscaping to take account of neighbouring Challenger Academy; v. Financial contributions towards secondary school provision; vi. Opportunities to reduce surface water run-off and flood risk on and off site should be identified; vii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Land west of Police Headquarters, Woburn Road, Kempston

Land to the west of the Police Headquarters, Kempston will be developed for residential use and open space. Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to pay particular regard to the comprehensive consideration of green space and access to it; ii. Provision of a range of housing types and sizes; iii. Submission of a wildlife and habitat survey with appropriate mitigation and enhancements; iv. Suitable siting of development and landscaping to take account of surrounding uses; v. Development should preserve and where opportunities arise, enhance the significance of Grade II Sailors Bridge Cottages; vi. Pre-determination archaeological evaluation will be required; vii. Provision of a Transport Assessment demonstrating suitable access and detailing assessment of impact on surrounding highways, and identifying mitigations measures where required; viii. Provision of pedestrian and cycle links through the site to improve access to surrounding green infrastructure and connections to existing networks to the surrounding residential areas; ix. Provision of improvements to pedestrian and cycle route running along the B531 north to Kempston and south to employment areas; x. Financial contributions towards secondary school provision; xi. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; xii. Opportunities to reduce surface water run-off and flood risk on and off site should be identified; xiii. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Land at Chantry Avenue, Kempston

Land at Chantry Avenue, Kempston will be developed for residential use. Key principles of development include: i. Preparation by the applicant of a masterplan and design code to be completed prior to and submitted with any planning application and to pay particular regard to adjacent noise sources; ii. Provision of a mix of dwelling types and sizes to be accessed from Chantry Avenue; iii. Submission of a Transport Assessment to include measures to mitigate impact of the development on the highway network and to maximise opportunities for sustainable travel; iv. Financial contributions towards secondary school provision; v. A site specific flood risk assessment will be needed and mitigation required for all sources of flood risk where necessary; Opportunities to reduce surface water run-off and flood risk on and off site should be identified; vi. Delivery of a low carbon and environmentally resilient development that is adaptive to and resilient to climate change.

Outdoor sports space in association with development

All new residential development which results in additional dwellings will be required to contribute to additional outdoor sports provision either through the enhancement of existing facilities or provision of new facilities. The Council will have regard to the Sport England Playing Pitch Calculator, the Bedford Playing Pitch Strategy (as amended) and the Council's priorities for sports and leisure, to determine the amount of open space and type of contribution in association with new development. Where new pitches are provided on-site, the developer will be required to deliver the pitches and the Council's preference is for the ownership of those facilities to be transferred to Bedford Borough Council or a Parish or Town Council. Where a monetary contribution is sought, this will be collected through a Section106 agreement.

Horse and Equestrian development / activities

Proposals for horse related non-residential development will be permitted provided that the proposal would: i. not have an adverse impact on the character and appearance of the countryside; and ii. not be detrimental to the amenity of neighbouring properties; and iii. ensure a safe and acceptable form of access; and iv. be of a high standard of design and construction (including details of stabling, tack rooms, feed rooms, fencing, manure storage and disposal); and v. not have an adverse impact on biodiversity including national site network (formerly Natura 2000) sites in accordance with Policy 42S.

Spatial strategy

To deliver sustainable development and work towards making Bedford a net zero carbon emissions borough at the heart of the Oxford – Cambridge Arc, development will be focussed within the urban area, at specified strategic locations adjacent to the urban area and at growth locations within the A421 / East West Rail corridor. All new development will be required to contribute towards achieving the stated objectives and policies of this plan, in line with the Infrastructure Development Plan, through: Within the urban area i. Maintaining and enhancing Bedford town centre as a vibrant and resilient location and multifunctional destination. Regenerating vacant spaces and including the establishment of an expanded residential and cultural quarter at Mayes Yard and town centre living at Greyfriars; ii. Establishing a new station quarter and Midland Road gateway, including the redevelopment and regeneration of the area around Bedford Midland station to provide an academic and skills quarter and vibrant corridor between the town centre and rail station; iii. Establishing vibrant new areas for urban living in Bedford's urban core at sites on Ampthill Road and on sites allocated in Local Plan 2030 including land south of the river and at Ford End Road; iv. Making best use of brownfield and other available land within the urban area. Strategic locations adjacent to the urban area which contribute to delivering the Bedford – Milton Keynes Waterway Park and the Bedford River Valley Park v. Residential-led development focussed at Gibraltar Corner and the Bedford River Valley Park north of the A603 which enhances and expands areas of green infrastructure and, in doing so, prevents coalescence between the urban area and existing settlements to protect their separate character and identity; vi. Employment-led development at land south of Goldington Road. Growth locations on the East West Rail / A421 transport corridor and with the potential for rail based growth South of Bedford policy area vii. Establishing an Arc-leading new settlement south of Bedford for innovation and an exemplar for landscape-led development and community building, based around the opportunity that the Stewartby Hardwick station on East-West Rail and the new Wixams station on the Midland Main Line presents; viii. The completion of Wixams new settlement, incorporating eastern and southern extensions, and the development of a strategic village expansion utilising brownfield land at Kempston Hardwick identified in Local Plan 2030; ix. An expansion of Shortstown to the west with active travel links to the rail network. Little Barford area x. A new settlement and related employment provision at Little Barford well connected to the new East-West Rail station at its intersection with the East Coast Main Line. Other employment sites xi. Locations well-related to the strategic road and rail network that will deliver employment growth, making Bedford an attractive place to do business. Rural area xii. The completion of strategic Key Service Centre and more limited Rural Service Centre residential development identified in Local Plan 2030 on sites which are allocated in neighbourhood plans and the completion of Local Plan 2030 Policy 27 Land north of School Lane, Roxton; xiii. Safeguarding the intrinsic character of the countryside and the environment and biodiversity within it through the careful management of development to meet local needs whilst supporting the rural economy.

Distribution of growth

In accordance with Policies DS3(S) and DS4(S), growth will be distributed as follows: Location | Dwellings | Employment land (ha) Within the urban area | 1,200 | 5* Strategic locations adjacent to the urban area which contribute to delivering the Forest of Marston Vale incorporating the Bedford Milton Keynes Waterway Park and the Bedford River Valley Park | 1,500 | 7 Growth locations on the A421 transport corridor and with the potential for rail based growth: South of Bedford including new settlement | 7,050 | 70 Little Barford new settlement | 3,800 | 4 Other employment sites | - | 50 Some development will take place beyond the plan period | 400 | Remaining rural area / villages | Completion of sites previously allocated in local plans and neighbourhood plans | *Does not include 20.4ha at Pear Tree Farm which is land allocated in ADLP Policy AD11 and counted as a commitment

Hierarchy of town centres

The hierarchy of centres is as follows – Type of centre Designated centres 1) Strategic centre Bedford town centre 2) District centre Kempston (including the Saxon Centre, Bedford Road and Bunyan Road) 3) Local centres Urban centres Castle Road, Bedford Church Lane, Bedford Ford End Road, Bedford Midland Road (west), Bedford Tavistock Street, Bedford Key Service Centres Bromham Clapham Great Barford Sharnbrook Shortstown Wilstead Wixams (proposed new town centre) Wootton 4) Neighbourhood centres Remaining centres (small parades of shops of purely neighbourhood significance which are not town centres in retail policy terms) New main town centre uses are required to locate in Bedford town centre, Kempston district centre and the local centres. If no suitable sites are available, edge of centre locations should be considered. Development should contribute positively to the vitality and viability of the centre, and should be appropriate to the scale, character and function of the centre.

Out of centre development

New retail, leisure and office development is required to locate in Bedford town centre, Kempston district centre and the local centres as defined in Policy TC1S – Hierarchy of town centres. If no suitable sites are available, edge of centre* locations should be considered. Only if suitable sites are not available should out of centre sites be considered. These should preferably be accessible sites which are well connected to the town centre. Certain uses that have particular market and locational requirements may exceptionally be permitted in out of centre locations provided that they accord with the National Planning Policy Framework and subject to sufficient justification. Any retail and leisure development proposed outside of the defined town centres must be subject to an impact assessment if it exceeds the following thresholds. For leisure development the threshold is 2,500 m2 gross floor space. For retail development: i. If the nearest centre to the proposed development is Bedford town centre or Kempston district centre, the threshold is 500 sq m net floor space. ii. If the nearest centre to the proposed development is a local centre, the threshold is 200 sq m net floor space. The assessment will relate to the impact on Bedford town centre, Kempston district centre and local centres within the catchment and demonstrate that development will not have a significant adverse impact on town centre vitality and viability or existing, committed and planned investment in the centres. Proposals for new retail development permitted in accordance with this policy will, where necessary, be subject to conditions to ensure that the development does not subsequently change its character unacceptably. Such conditions may limit the type of goods to be sold and prevent the development being subdivided. * Edge of centre: For retail purposes, a location that is well connected to, and up to 300 metres from, the primary shopping area. For all other main town centre uses, a location within 300 metres of the town centre boundary. For office development, this includes locations outside the town centre but within 500 metres of a public transport interchange.

Bedford town centre – changes of use

Within Bedford town centre a range of uses will be supported provided that: i. They contribute to the vitality, viability and diversity of the town centre, and; ii. They avoid the concentration of similar uses whose cumulative impact would be to the detriment of environmental quality, amenity or parking, or would increase the risk of anti-social behaviour or would create a significant length of inactive frontage at ground floor level. Acceptable uses in the town centre other than retail will include: commercial, business and service uses, hot food takeaways, public houses, night clubs, cinemas, theatres, concert halls, community uses, educational uses and other uses appropriate to a town centre. Where an application for planning permission is required for residential use, it will be supported for premises above ground floor level throughout the town centre, provided that the use would have safe and convenient access and would not inhibit the functioning of the ground floor use. Outside of the primary shopping area residential use at ground floor level may also be appropriate if it can be shown that the proposed residential use would not adversely impact the vitality and viability of the town centre as a whole.

Kempston district centre – new commercial, business and service use development

Proposals for new commercial, business, service and other uses appropriate to the district centre will be supported if: i. They will enhance the appearance of the district centre; and ii. They will be of a scale and form which is appropriate to the function of the district centre; and iii. Satisfactory servicing and car parking facilities can be provided to avoid on-street congestion and to protect highway safety; and iv. The proposal will be accessible by a choice of means of transport other than the private car.

Kempston district centre – changes of use

Within the district centre a range of uses will be supported provided that: i. They contribute to the vitality, viability and diversity of the district centre; and ii. They avoid the concentration of similar uses whose cumulative impact would be to the detriment of environmental quality, amenity or parking, or would increase the risk of anti-social behaviour or would create a significant length of inactive frontage at ground floor level. Acceptable uses in the district centre other than retail will include: commercial, business and service uses, hot food takeaways, public houses, night clubs, cinemas, theatres, concert halls, community uses, educational uses and other uses appropriate to a town centre. Where an application for planning permission is required for residential use, it will be supported for premises above ground floor level throughout the district centre, provided that the use would have safe and convenient access and would not inhibit the functioning of the ground floor use. In fringe areas of the district centre residential use at ground floor level may also be appropriate if it can be shown that the proposed residential use would not adversely impact the vitality and viability of the centre as a whole.

New commercial, business and service uses in local centres

Proposals for new commercial, business, service and other uses appropriate to a local centre within or on the edge of existing local centres, or in existing or proposed new residential areas where there is a local need, will be supported if the proposal is of a scale appropriate to the role and function of the centre or residential area and is intended primarily to serve the needs of the local community.

Local centres (including key service centres) – changes of use

Within local centres a range of uses will be supported provided that: i. They contribute to the vitality, viability and diversity of the centre; and ii. They avoid the concentration of similar uses whose cumulative impact would be to the detriment of environmental quality, amenity or parking, or would increase the risk of anti-social behaviour or would create a significant length of inactive frontage at ground floor level. Acceptable uses in local centres will include: commercial, business and service uses, hot food takeaways, public houses, community uses, educational uses and other uses appropriate to a local centre. Where an application for planning permission is required for residential use, it will be supported for premises above ground floor level throughout local centres, provided that the use would have safe and convenient access and would not inhibit the functioning of the ground floor use. In fringe areas of local centres residential use at ground floor level may also be appropriate if it can be shown that the proposed residential use would not adversely impact the vitality and viability of the centre as a whole.

Essential local shops and public houses – changes of use

The Council will only grant planning permission for the change of use of essential local shops within Class F2 or public houses to other uses when: i. There is an alternative facility within 1,000 metres providing a similar service; and ii. The applicant can demonstrate to the satisfaction of the Council that the current (or last) use is no longer economically viable by providing evidence that the property has been actively and appropriately marketed and supplying evidence that the use cannot viably be sustained; and iii. The proposed use would not lead to the concentration of similar uses whose cumulative impact would be to the detriment of environmental quality, amenity or parking, or would increase the risk of anti-social behaviour.

Impact of town centre uses

Town centre uses will be supported where they will not give rise to a significantly detrimental effect (either individually or cumulatively) on adjacent uses or the character and amenity of the area through noise, smell, litter, traffic problems or other side effects. The Council will consider restricting the opening hours of premises where necessary. This policy applies to town centres, neighbourhood centres and individual shops throughout the borough.