Gravenhurst Neighbourhood Plan Will Seek to Provide Direction Over Any Further Development

Gravenhurst Neighbourhood

Plan

2020-2035

Draft September 2020

Contents 1. Introduction ...... 4 2. The Strategic Policy Context ...... 7 The National Planning Policy Framework ...... 7 Sustainable development ...... 7 Local Planning Documents ...... 7 3. Parish Description ...... 8 History and Heritage ...... 8 Landscape ...... 9 Green Infrastructure (GI) /wildlife...... 9 Amenities & Utilities ...... 9 Recreation facilities ...... 12 Local business, services and employment...... 13 Public Transport ...... 13 Population & Household Data ...... 14 4. Consultation ...... 15 5. Vision and Objectives ...... 16 6. Sustainable Development ...... 17 Introduction ...... 17 7. Rural Character ...... 19 The village and its setting ...... 19 High Quality Design ...... 20 Landscape ...... 21 Policy RC3: Protecting the Landscape ...... 23 Key Views ...... 23 Policy RC4: Key Views ...... 24 Nature Conservation ...... 24 Policy RC5: Nature Conservation ...... 26 8. Heritage ...... 27 Built Heritage Assets...... 27 Policy HE1: Protecting and enhancing local heritage assets ...... 27 Archaeology ...... 27 Policy HE2: Protecting and enhancing archaeological sites ...... 28 9. Traffic and transport ...... 29 Policy TT1: The traffic impact of new development ...... 29

Provision for cyclists, pedestrians and horse riders ...... 29 Parking and Traffic ...... 30 Policy TT2: Provision for pedestrians, cyclists and horse riders ...... 30 Policy TT3: Car Parking ...... 31 10. Housing ...... 32 Household Composition ...... 32 Housing Tenure ...... 32 Dwelling Types ...... 32 New housing ...... 33 Policy H1: Development within the Settlement Envelope and Local Plan Allocations ...... 33 Affordable Housing Need ...... 33 Market Housing Need...... 34 Policy H2: Housing mix and affordability ...... 35 11. Community Facilities ...... 36 Policy CF1: Community facilities ...... 37 Local Green Spaces ...... 38 Policy CF2: Local Green Spaces...... 38 12. Local Employment & Business ...... 39 Local Businesses ...... 39 Policy LE1: Supporting Local Employment and Businesses ...... 39 13. Parish Aspirations ...... 40 14. Implementation and Monitoring ...... 40 Working in partnership...... 40 Funding and Implementation Mechanisms ...... 41 15. Appendices ...... 42 Policies Map ...... 42 Policies Map (zoomed) ...... 43 Key Views ...... Error! Bookmark not defined. Listed Buildings in Gravenhurst Parish ...... 44

Cover photo courtesy of Howard Wolfe (Gravenhurst resident)

Foreword

Gravenhurst Parish Council welcomed the opportunity provided by the Neighbourhood Plan for people within the parish to have a say in the future development and growth of the parish. There has been steady growth over the years, but the parish is faced with substantial developments that will have a large impact on the infrastructure environment and character of the village. The Gravenhurst Neighbourhood Plan will seek to provide direction over any further development.

The Gravenhurst Neighbourhood Plan reflects community-wide comments, observations and concerns about its future, bringing them together with census information, strategic and statistical evidence into a “living promise” that mirrors the community’s overwhelming desire to make Gravenhurst an even better place to live and work, both now and for future generations.

The plan has been produced by a Neighbourhood Plan Steering Group (NPSG), with assistance from the Parish Council and community volunteers. Contributions to the Plan have been made by The Greensand Trust and Bedfordshire Rural Communities Charity (BRCC). Assistance has been provided by Central Bedfordshire Council (CBC) and from Sally Chapman, Neighbourhood Plan Consultant.

The Gravenhurst Neighbourhood Plan will form part of the development plan and become, with the CBC Local Plan, the starting point for deciding where development should take place and the type and quality of that development.

The Parish Council would like to thank all those involved in the production of the Neighbourhood Plan. Most notably:

Gravenhurst Neighbourhood Plan Steering Group Chair Derek Blackwell Community Volunteers Roger Barnard Louise Brinkworth John Furniss Juliana Kotlinski Elizabeth Lush Barry Mackellar Dinah Mackellar Paul Wheeler

Natalie Lockey Chair, Gravenhurst Parish Council March 2020

1. Introduction

Vision

Our Vision is to retain and enhance the existing character of the parish of Gravenhurst as a small, rural, hilltop village with its surrounding farmland and maintain our strong sense of community where people of all ages and backgrounds feel welcome to live, work and study. Small scale, sustainable, sensible growth that is in line with the traditional character and landscape of the parish and which will fulfil the needs and wishes of the community, will be supported.

Neighbourhood Plans can be produced by Parish Councils and when they have gone through all the required steps and processes, they become part of the development plan for the area. This means that any planning applications will have to take account of policies contained within the Neighbourhood Plan. It also provides local people with a say on how land use and buildings can develop over time, such as protecting open spaces and improving local character. Producing a Neighbourhood Plan is a formal process involving several stages, governed by the Neighbourhood Planning Regulations 2012, but critically important is that the Plan is developed with continuing community involvement. In order to rigorously test the policies of a Neighbourhood Plan, an independent Examination is carried out. The Neighbourhood Plan must conform to the following ‘basic conditions’: • consistency with local planning policy • demonstrates how the plan will contribute towards sustainable development • regard to national policy; • general conformity with strategic local policy; • contributing to the achievement of sustainable development; • compatibility with EU obligations; and • meet prescribed conditions and comply with prescribed matters. Once the Plan has passed Examination, it is voted upon in a referendum by parish residents and if a simple majority ‘yes’ vote is achieved, then the Neighbourhood Plan is ‘made’ by Central Bedfordshire Council and comes into force as a planning document with legal weight in decision- making.

Gravenhurst Parish Council decided in Autumn 2017 to investigate the benefits of having a Neighbourhood Plan and the risks of not having one. It was decided to move forward for the following reasons: • Gives residents an opportunity to be part of the planning process • Can allocate local green spaces giving a degree of protection to greenfield sites • Can allocate sites for development or those not for development • Can put forward the need for local facilities • Can create a design statement that development must follow • Provides an evidence-based assessment of what is needed in the village e.g.: type of houses The Neighbourhood Area was designated as the whole parish by Central Bedfordshire Council on the 4th July 2018 (see map below).

2. The Strategic Policy Context The National Planning Policy Framework The National Planning Policy Framework (NPPF) was published in February 2019 and sets out the Government’s approach to sustainable development. At the heart of the NPPF is the ‘presumption in favour of sustainable development’. Essentially, it is about positive growth with economic, social and environmental gains being sought simultaneously through the planning system. Neighbourhood planning forms part of the NPPF approach to planning, to allow local communities to shape sustainable development within their area and to enable local communities to address their strategic needs and priorities. The NPPF states that Neighbourhood Plans should set out a positive vision for the future of the local area with planning policies to determine decisions on planning applications, including policies which set out the quality of development that should be expected for the area, based on stated objectives for the area’s future and an understanding and evaluation of its defining characteristics. However, a Neighbourhood Plan must be in general conformity with the strategic policies of the Local Plan and plan positively to support these policies. Sustainable development

The Neighbourhood Plan must contribute to the achievement of sustainable development. The NPPF states that achieving sustainable development includes helping to build a strong, responsive and competitive economy, ensuring a sufficient number and range of homes is provided in a well-designed and safe built environment with accessible services and open spaces and to contribute to protecting and enhancing our natural, built and historic environment. Therefore, the objectives, policies and proposals of the Neighbourhood Plan should be assessed against their ability to achieve sustainable development and positively seek opportunities to meet development needs of the area, and support delivery of strategic policies in the Local Plan. Local Planning Documents

The current Local Plan currently consists of the Core Strategy and Development Management Policies Development Plan Document 2009 and the Site Allocations Development Plan Document 2011. Central Bedfordshire Council is undertaking a new Local Plan up to 2035, which was submitted for Examination in April 2018. This Local Plan includes new policies for development management as well as allocating sites for new housing and employment development.

3. Parish Description Gravenhurst is a village and parish located within Central Bedfordshire. It was recorded in the Domesday Book of 1086 as “Crauenhest: William from Hugh de Beachamp”. Today it consists of the main village of Upper Gravenhurst and the hamlets of Lower Gravenhurst, Ion and Cainhoe. There are approximately 240 dwellings within the parish and, according to the 2011 census, about 600 residents. The parish is situated within the county of Bedfordshire. There is an approach road from the A6 and two from the A507, one via Campton. There is also an approach road from Shillington. All four of the approach roads to Gravenhurst are country lanes and are narrow and winding in places. Gravenhurst has a considerable diversity of dwellings, which range in age from 16th Century to modern day, with sizes varying from large detached houses to small terraced cottages. The location of the housing is predominantly on the four approach roads: Barton Road, Clophill Road, Campton Road and Shillington Road, plus on the High Street that links them all together. Developments built between the 1950s and 1990s introduced small settlements off these main village roads such as Recreation Rise, Orchard Close, Fishers Close and Parkside. These were largely built in a style that was prevalent at the time – red-brick construction. Since the 1970s the development of individual houses, or small groups of houses, has taken place on infill sites throughout the village. These generally respect the village scale and character with common materials being red facing brick or rendering. The extension of existing buildings is another common feature of the village. History and Heritage

A settlement at Gravenhurst is mentioned in the Domesday Book, being in the ‘hundred of Flitton’ with just 11 houses recorded in 1086. The name Gravenhurst may come from the old English “grafan-hyrst” meaning “wooded hill of the grove or thicket”, and although much of the parish is now open farmland, three areas of ancient woodland remain, namely Pateman’s Wood, Cainhoe Farm Wood and Cainhoe Park Wood. The overlordship of this manor was held by Ramsey Abbey, Huntingdonshire, until 1266 when the abbot purchased the ownership in fee of Ralph Tivill, thus merging the over and under- lordships and it was recognised by the name Tewells. In the 16th century the name Schepehoo - “sheep hill” - was applied to this manor, still held by Ramsey Abbey. The abbey continued to hold the manor until it was dissolved by Henry VIII (1509-1547) in 1539 when the annual rent of the manor was £8/5/4. However, in 1377, William de Risceby held the parish, then called Manor of la Hyde, for life, being owned by Agatha, the wife of Henry Barker of Hitchin. On William’s death, it passed to Gerard Braybrook and his heirs. However, the de Risceby’s still kept an interest here as in Henry VI’s reign (1422-61 & 1470-71), John Risceby left it to his wife Alice de Odingsells who then married John Cavendish (from Suffolk, and as in the Dukes of Devonshire). In 1542 the Crown granted the manor to Sir Henry Grey of Wrest and Anne, his wife. The manor then remained in the Grey family, Earls of Kent and their successors, the Earls de Grey and Lords

Lucas into the 20th century. A succession of Law of Property Acts in the 1920s effectively abolished manors in all but name. Upper Gravenhurst was a chapelry in the ancient parish of Shillington from the 14th century until the reign of Elizabeth I (1558-1603) during which time it became a separate parish. It lies in the Flitt Hundred. A detached part of Upper Gravenhurst lay south of Lower Gravenhurst and included Ion Farm. The civil parish was abolished in 1888 and combined with Lower Gravenhurst to form the new civil parish of Gravenhurst. The ecclesiastical parish was abolished in 1972 to create Upper with Lower Gravenhurst. The civil parish is bounded by Campton and Chicksands to the north, Meppershall to the north-east, Shillington to the east with the former parish of Higham Gobion to the south, Silsoe to the west and Clophill to the north-west. Upper and Lower Gravenhurst parishes were united in 1888. Landscape

The parish is predominantly arable farmland with medium to large fields on the slopes of the hills and the adjoining valleys. The ground falls from the north to the south; in the north-west it reaches 83m (272 ft.) above sea level, while the lowest parts of the parish are situated along the bottom of the Hit valley. Woodland cover is limited, though there are remnants of ancient woodland at Cainhoe Park Wood. There are substantial areas of grazing pasture in the Hit Valley, with the River Hit (also known as the Campton Brook) forming the parish boundary in part. The village of Upper Gravenhurst is primarily built along a south-west to north-east ridge, and sited between Wrest Park and the village of Campton. St Giles’ church dominates the ridge and provides views of meadows and fields in the valley to the south, before the land rises again towards Meppershall. Lower Gravenhurst is about half mile south of its larger neighbour, and stands on a separate lower ridge. Green Infrastructure (GI) /wildlife

Green Infrastructure (GI) is a descriptive term which describes the network of open spaces, countryside, footpaths, the heritage landscape, rivers/stream etc. A good GI network can significantly improve people’s quality of life and health, as well as providing habitats for plants and wildlife. All new development is required to make contributions to the GI network. Being a rural parish, Gravenhurst has a GI network but improvements can be made to all aspects of GI. A GI Plan was produced for the Parish in 2019 and is a technical background document to the Neighbourhood Plan. Amenities & Utilities

Amenities include the Village Hall, a Methodist Chapel, a primary school and a pre-school nursery. Both Anglican churches (St Giles’ and St Mary’s) are now redundant, with St Giles’ having been sold into private ownership with a view to convert it into residential use. However, St Mary's is

still used for a small number of events, such as the Christmas carol service. The adjoining area to St Mary’s is designated as a burial ground for Gravenhurst. St Mary’s churchyard is now closed, but the Parish Council cemetery is in active use. There are various clubs and groups which use the Village Hall. The Village Hall (Reading Room) is a registered charity and has its own management committee. It holds regular events and social activities, some of which were previously held in the Green Dragon public house (closed in 2015 and is now a residential property). Like many villages, Gravenhurst has suffered with a loss of facilities, including a public house, post office and convenience store all being converted to residential use causing issues around infrastructure and an increasingly high reliance on the use of travel by car.

St. Giles’ Church, High Street, Upper Gravenhurst

St Mary’s Church, Barton Road, Lower Gravenhurst (graveyard in foreground)

Methodist Church, High Street, Upper Gravenhurst

Gravenhurst Academy (lower school), High Street, Upper Gravenhurst

Gravenhurst Village Hall, High Street, Upper Gravenhurst

Recreation facilities

There is a Recreation Ground providing a football pitch, a tennis court and a children’s play area. All administered by a Gravenhurst Recreation Ground charity and the Parish Council.

Children’s Play Area, Recreation Ground, Upper Gravenhurst

Local business, services and employment

The parish of Gravenhurst is primarily a farming/agricultural parish with a number of small businesses run from home providing a multitude of services. In addition, there are several small- scale commercial complexes most of which are on the parish boundary.

Town Farm Garage, Gravenhurst General Motor Repairs, Servicing, MOT and Tyre Service. (no petrol pumps) Dimanco Ltd, Gravenhurst (same site as Small Commercial Business Town Farm Garage) Gravenhurst Saddlery, Ion Farm, Lower Riding wear & equestrian Supplies Gravenhurst A Chandler (Bedford) Ltd, Ion Farm, Agricultural and Construction Services Lower Gravenhurst Frank Redman & Sons, College Farm, Haulage, Aggregates, Potato merchant, Farming, Lower Gravenhurst Agriculture and Farm Shop Ion Bridge Farm, Lower Gravenhurst Kennels, Cattery, Equestrian facilities and small commercial businesses Pippins and Bramleys, Pre-school, Pre-school and Out of School Club Orchard Close

The nearest doctors’ surgeries are Lower Stondon (3.9 miles), Shefford (4.7 miles) and Barton Le Clay (4.4 miles). The nearest Post Offices are Shillington (2.0 miles), Clophill (2.6 miles) and Meppershall (2.8 miles). The nearest supermarkets are Tesco in Flitwick (6.5 Miles) and Morrisons in Shefford (3.4 miles). Public Transport

The nearest train stations are Flitwick (6.5 miles) and Arlesey (6.2 miles) with frequent trains to St. Pancras and Kings Cross respectively. On weekdays there is just 1 regular bus service between Flitwick and Biggleswade that picks up and drops off passengers in Gravenhurst (200 service). There are no services on Saturdays and Sundays. There is also a community voluntary bus service (Wanderbus) which operates as follows: • On Wednesday there is one return service to Bedford (W2 service) • On Monday there is one return service to Biggleswade. (W3 service) • On Friday there is one return service to Shefford (W6 service) • On 3rd Thursday of the month there is one return service to Milton Keynes (W11). • On 1st Thursday of the month there is one return service to Welwyn GC (W14) The above are correct as at July 2020 and are subject to change by the bus companies.

Population & Household Data

In the 2011 Census, the population was 600 and there were 240 dwellings. As of January 2020 there were 260 dwellings with 24 in construction off Barton Road and permission granted for another 52 off Orchard Close. There is a varied housing mix, 110 of which are detached, 80 are semi-detached and 50 are terraced. Ownership is running at 78.6%, Social rented are 14.1% with private rented running at 7.3%. There is a mix of styles, ranging from Grade II listed properties, individual detached and semi-detached properties, bungalows and council-built houses dating back to mid-1950’s. There have been in-fill developments throughout the village.

4. Consultation In April and June 2018, the Parish Council held public meetings about the Neighbourhood Plan and a Steering Group was set up. In July 2018 an awareness raising event was held at the Gravenhurst Gallop Event and a simple questionnaire handed out. In December 2018 the community was asked to complete a questionnaire which guided the resulting development of the Plan. Of the 250 questionnaires delivered across the parish, 150 (60%) completed questionnaires were returned. The questionnaire was structured to allow multiple people within a household to provide an individual response. In addition, a youth section was included that enabled individual young members of the household (under 16) to take part. From the 150 returned questionnaires, there was a total of 337 individual responses, consisting of 277 adult responses and 60 young people responses. The responses have been used to inform the objectives and policies within the Plan. A Housing Needs Survey was carried out in 2019 by Bedfordshire Rural Communities Charity and work began on a Green Infrastructure Plan for the parish by the Greensand Trust. The latter process included workshops and a stall/display at the 2019 Gravenhurst Gallop. Throughout the Neighbourhood Plan process, residents have been kept informed by emails, the Parish Council’s website, the Parish Council’s Facebook page and Parish Council Update reports. In addition, a column has been included in the bi-monthly village magazine – The Gravenhurst Grapevine. It is delivered to all homes in the Gravenhurst Parish. Full details are included in the Neighbourhood Plan Consultation Report.

5. Vision and Objectives The vision and objectives of this Neighbourhood Plan have been carefully developed and refined by the Steering Group to reflect the priorities of the community and help set the future of the village. The Vision is the overall aim of the Neighbourhood Plan and the Objectives are more detailed, allowing the development of policies which in turn will be used to comment on and determine planning applications.

Vision

Objectives

1. To safeguard the rural character and compact form of the village and ensure that new development is sympathetic to the special character of the village. 2. To ensure sustainable growth in line with the development principles 3. To protect and enhance the landscape, views and biodiversity of the Parish. 4. To ensure conservation and enhancement of the historic assets and their settings 5. To alleviate the traffic congestion and parking issues throughout the village and improve pedestrian safety. 6. To ensure that future housing is appropriate for the needs of the community. 7. To retain existing community facilities and accessible green spaces and to encourage the enhancement of the facilities for the well-being of the residents. 8. To retain and encourage the local agricultural and commercial businesses to flourish and to ensure the best possible broadband connectivity.

6. Sustainable Development Introduction Reflecting the NPPF and the consideration of locations for new housing development by Central Bedfordshire through the emerging Local Plan, there are three over-arching principles to ensure that new development is sustainable, achieves high design & environmental standards, reflects local preferences in terms of location and delivers new community infrastructure. The parish has a distinctive rural character and new development should protect, reflect and enhance that character. There is a need for development to contribute to the quality of life for residents, including healthy lifestyles, access to local services, green open spaces, safe places for active play, and to be accessible by walking and cycling and public transport. It is generally accepted that new development will happen, but there is a strong feeling that this should meet the needs of local people - existing and future generations, applying the principles of sustainable development to reflect environmental, economic and social needs. For Gravenhurst, the meaning of sustainable development is set out below.

Sustainable Development Principles

Sustainable development for Gravenhurst means that future development should be: • At an appropriate scale (up to 10 dwellings) and in locations where it would support the community, • Of a high standard of design, reflecting the character of the surroundings, • Contributing towards community infrastructure • Providing superfast broadband (fibre-optic) connections, • Meeting contemporary construction, energy efficiency and water management standards, • Located and designed to enable safe walking and cycling to local services and facilities.

The following adverse impacts must be avoided: • The loss of the best and most versatile agricultural land, • The loss or inappropriate diversion of public rights of way, • Avoidable intrusion into open countryside, • The loss of or damage to wildlife habitats and hedgerows and trees, • A loss of amenity for existing residential properties and reduced efficiency for nearby businesses, • Overloading existing utilities and services (water, drainage, sewage and waste).

Over 94% of residents value and want to retain the character of the village as being peaceful and tranquil and having a real village atmosphere.

Residents also wanted the Neighbourhood Plan to include preservation of green spaces such as fields (91%) and supporting the conservation and maintenance of the landscape (78%). A similar number wanted to see wildlife support and conservation.

7. Rural Character The village and its setting The parish of Gravenhurst is surrounded by working fields. Part of the Wrest Park Estate is within the parish boundary. The approach to the village is via hills in every direction. From every point it is possible to see, and from much of the village, be adjacent to, working arable and livestock farmland. The Barton Hills form the backdrop to the south. Along the historic roads linking the village to its neighbours there is ribbon development including some back-building development. The main High Street links the Clophill Road / Barton Road to Shillington Road and continues on to Campton Road. The High Street existed before horseless carriages and retains many old properties on its north side until St Giles’ Church, where cottages run off a pathway at the edge of the churchyard. There are a range of grass verges running along the central part of the High Street of varying widths and heights relative to the road surface. This, together with the undulating twists and turns creates a very rural appearance. The modest, older properties do not have off-street vehicle access and many village homes are off-pavement properties. At two places in the village, The Pyghtle and The Glebe, houses are built above the road level. The older, heritage and character properties convey the rural village history and charm. Forming clusters at four sites, two on the High Street, one on Shillington Road and one along Campton Road, these groups of character historic properties are especially valued despite conflicting with modern transport requirements. Elsewhere in the village, there are a range of semi-detached and detached houses and bungalows of varying ages and constructed of varying materials. This lack of conformity is typical of villages in this area and indicates that small scale development has been typically contributing to growth in the village. Boundary treatments to properties in the village consist of low walls and hedgerows, set behind verges. There is a mix of local, yellow brick, red brick and timber frame traditional houses. Roofs come in tile, including pantiles, slate and thatch. The dominant feature at the centre of the village is the sandstone, or ironstone, of St Giles’ Church. Although not widespread, the use of ironstone nevertheless is a subtle and valued influence on the village character and reflects, with the other notable building being St Mary’s Church, the heritage and history of the two former parishes. The 1869 school building is yellow brick. There is more use in newer homes of barn-style dark wood cladding. Each home has a chimney since there is no mains gas in the village. There are several properties with solar panels, notably the bungalows and houses on Parkside. The parish of Gravenhurst continues to the Clophill boundary at Cainhoe, with farms to the northern limits. Lower Gravenhurst, containing the hamlet Ion, consists of working farms, with some farm cottages, a converted gatehouse, and a private road of individual homes that leads towards Wrest Park.

Any new development, whether extensions to dwellings or new dwellings or other buildings need to be carefully considered in its context to maintain this rural character. This can be done by ensuring that massing and orientation of buildings respect the adjacent buildings or street scene and that boundary treatment is ‘traditional’ such as hedgerows, or low walls. Large masses of building or extensive use of hard landscaping would represent inappropriate ‘urbanisation’ of the area and erode the character so much valued by the residents.

Policy RC1: Rural character

The rural character of the village and its surroundings should be respected through new development by ensuring that

• the scale and character of new buildings are modest and in keeping with the rural setting, • new buildings respect the hilltop position of Upper Gravenhurst and are sympathetic to the contours of the land by ensuring that building heights, roofscapes and massing do not dominate the skyline, • boundary treatment and landscaping schemes are carefully designed so as to prevent undue urbanisation of the location.

High Quality Design

The NPPF and the Neighbourhood Plan recognises that well-designed buildings and places improve the quality of life and that it is a core planning principle to secure good design. The Neighbourhood Plan wishes to reflect community opinion and aspirations and add a local dimension to the assessment of proposals for new development. Good design is not just about appearance, but also functionality and the relationship to surroundings and it is not about copying past styles, or preventing innovative modern design. The aim is to create site-specific creative design, which is contextual by referencing form and materials to surroundings. More details on these aims is set out in CBC’s Design Guide Supplementary Planning Document. Development proposals should include a Design and Access Statement, or other written statement related to the scale and complexity of the scheme, which shows that the development has been designed to specifically relate to its setting. This is essential to ensure that the special character of the village is protected and its local distinctiveness is enhanced and reinforced. Detailed design should include consideration of local materials, boundary treatments and the amenities of residents of adjacent properties.

Policy RC2: The Design of New Development

Proposals for good quality new development (including new buildings and extensions to existing buildings) will be supported, where they address the following criteria.

All new development will: • Blend in with the existing development pattern and be of an appropriate scale and density in relation to its setting to avoid urban style development; • Use materials appropriate to the development’s context. • Take advantage of the local topography, landscape and water features, trees and plants, wildlife habitats, existing buildings, site orientation and microclimate; • Provide convenient pedestrian access to services and facilities; • Integrate car parking within landscaping so that it does not dominate the street; • Provide convenient, well-screened storage for bins and recycling; • Conform to sustainable building design and construction best practice. • Respect the residential amenities of adjacent properties, including privacy and overshadowing.

Landscape

The Landscape Character Assessment (2017) for this part of Bedfordshire indicates a high-quality landscape, where characteristic features are well represented and in good condition and there is a wide and long history represented in the landscape, including extant ridge and furrow. Taking this attractive landscape setting and its sensitivities into account, it is not surprising that the local community value their landscape and setting highly. Supporting the conservation and maintenance of the landscape was the third most popular suggestion of the fifteen suggested priorities for the Neighbourhood Plan in the initial survey for the Green Infrastructure Plan. The area is predominantly arable farmland with medium to large fields on the slopes of the hills and the adjoining valleys. The soil is strong clay, with a subsoil of gault. The ground falls from the north to the south; in the north-west it reaches 83m (272 ft.) above sea level, while the lowest part of the parish, 47m (155 ft.), is situated outside Lower Gravenhurst village. Woodland cover is limited, though there are remnants of ancient woodland at Cainhoe Park Wood. There are substantial areas of grazing pasture in the Hit Valley, with the River Hit (also known as the Campton Brook) forming the parish boundary in part. The northern part of the parish containing Upper Gravenhurst village is relatively high, peaking at around 80m above sea level, with fine panoramic views across the Hit Valley to the North Chilterns escarpment. The southern part of the parish is within the Hit Valley and includes Lower Gravenhurst.

The village of Upper Gravenhurst is primarily built along a south-west to north-east ridge and sited between Wrest Park and the village of Campton. The church, standing 75m (248 ft.) above sea level, dominates the ridge and provides views of meadows and fields in the valley to the south, before the land rises again towards Meppershall. The parish is split into two of the defined character areas in the Landscape Character Assessment. The Barton-le-Clay Vale (LCA 5B) is a flat, open agricultural landscape affording distant views and dominated by intensive arable cropping. Farmland habitats such as arable field margins, hedgerows, ponds, ditches and improved grassland are dominant and support a range of farmland species. In general, tree cover woodland is scarce in this area, though there are a number of woodlands and plantations in around the Wrest Park country estate (though the Grade 1 listed mansion and much of its associated gardens lie in neighbouring Silsoe). Further to the north east the vale becomes narrower and takes on more of a valley form, along the route of the River Hit, between the villages of Upper Gravenhurst and Shillington. The Upper Gravenhurst-Meppershall Clay Hills (LCA 8D), to the north of Barton-le-Clay Vale, forms two sets of hills with Upper Gravenhurst sitting on top of the western section. There is a strong sense of elevation with distant views across the adjacent vales. The Landscape Character Assessment notes the following key sensitivities across these two landscape character types: Clear open views – across and along the Hit valley towards the Chilterns Area of Outstanding Natural Beauty, northwards to the Greensand Ridge, along the valley and views from the valley looking up to the Clay Hills. These views are sensitive to change and interruption, especially through development on village edges and valley sides. Remaining hedgerows and historic (ridge and furrow and early enclosure) field patterns, including those due to the influence of Wrest Park. These are sensitive to the loss of such features. Remaining areas of ancient woodland. These are small fragments of historic woodland cover, and are particularly sensitive landscape features due to their isolated nature. The importance of Wrest Park, a nationally designated designed landscape, is noted. While the influence of the designed element is not great within Gravenhurst parish, the influence of the wider Wrest Park Estate is very much apparent in the west of the parish. The overall rural qualities of the parish, including high levels of tranquillity, are noted as both important and sensitive to change. The Landscape Character Assessment recommends an overall landscape strategy of Enhance (conserve, restore and improve positive features) for the Clay Hills, and one of Enhance and Renew for the vale. Suggested examples of landscape renewal include planting of new woodlands and trees in the landscape. The Landscape Character Assessment also offers guidance on new development, and in particular recommends that any new development in these character areas: • Conserves the clear open views and visual relationships between different landscapes • Avoids further ribbon development, especially along villages edges and roads • Enhances the visual presence of the River Hit • Ensures development on skylines is integrated and avoids ‘spill’ down slopes.

The parish also lies partly within the Greensand Country Landscape Partnership area, recognised and funded by the National Lottery Heritage Fund because of the importance of the local landscape, its fragility and the opportunities for protecting and enhancing it. Some change that occurs in the landscape is outside planning control, but where planning permission is required for development, landscape features should be considered in a systematic way. Proposals for new development should include an appropriate landscape analysis either as a freestanding report or as part of a design and access statement.

Policy RC3: Protecting the Landscape

Any proposals for development in the rural parts of the parish should recognise and seek to protect and enhance the historic and natural landscape and local character of the parish.

Development which would impact on the skyline must be in keeping with adjacent development and not introduce over-dominant features either on the skyline or cascading downslope from it.

Field patterns and elements of the landscape heritage of the area, including ridge and furrow, field ponds, mature trees and historic hedgerows should be protected and incorporated into any landscape design schemes and their long-term maintenance ensured.

Key Views 7.23. Views are an important contributory factor of local distinctiveness, both within the settlements, from settlements out into the open countryside and from the countryside back towards the village. In addition, obstruction of views at the edges of the villages could reduce the visual relationship with the landscape. 7.24. In the initial consultation event on the Green Infrastructure Plan, and the Gravenhurst Gallop community event, the local community identified their favourite views. The key views identified from this exercise are listed in the GI Plan and illustrated on the Policies Map. It is noted that some views are particularly important to local residents as they are from the highest points in the village looking down across the valley to the south east, while others are views looking up to the hilltop setting of Upper Gravenhurst. Big, panoramic views unsurprisingly feature heavily, but these are contrasted by some more intimate, pastoral views, particularly around Cow Bridge in the river valley.

7.25. The key views should not be compromised by new development.

Policy RC4: Key Views

In order to retain the rural character of the Parish, Key Views of particular importance as defined on the Policies Map should be preserved and not be obstructed by new development (See Table 2: Key Views in Green Infrastructure Plan).

i. Panoramic views looking westwards from the bridleway over Wrest Park and beyond ii. View from Clophill Road looking south towards the North Chilterns iii. From the High Street, looking south east across the valley towards Shillington and south and southwest towards the North Chilterns escarpment iv. From Campton Road (particularly bench and footpath) towards Cow Bridge and the Hit valley v. From Cow Bridge area looking north/north-west back up towards Gravenhurst vi. From Shillington Road and nearby footpaths looking north towards Gravenhurst vii. Views north from Lower Gravenhurst towards Upper Gravenhurst viii. Views east towards Campton from Campton Road

Nature Conservation Protection of the nature conservation interest in the parish, which is valued by local people, is critical, with reference to the important habitats and landscape. A wildlife corridor is an area of habitat connecting wildlife populations separated by human activities or structures (such as roads and built development). The parish has four designated County Wildlife Sites (CWS), mainly woodlands but also the eastern edge of the parkland at Wrest Park. County Wildlife Sites are recognised as important for wildlife when assessed against a set of criteria, which considers site size, diversity, rarity, fragility, typicalness and recorded history. The designation does confer some protection on the site, with the (Pre-Submission) Central Bedfordshire Local Plan Policy EE3 (Nature Conservation) stating that the Council will “ensure that development would not be permitted that would adversely affect County Wildlife Sites”. It was noted that two orchard sites were lost to development prior to the creation of the Green Infrastructure Plan. Orchards (particularly traditional orchards) can have high biodiversity value through the existence of old trees, grassland and hedgerow habitats, as well as a great deal of historical and ‘cultural’ value to the local community. A Community Orchard and arboretum has been specified in the list of Parish Aspirations in Section 13. Connectivity at both the local and the landscape scale is an important element of the Greensand Ridge Nature Improvement Area (NIA), recognised by Local Nature Partnerships in Bedfordshire,

Cambridgeshire and Buckinghamshire and by Central Bedfordshire Council as being a landscape of high ecological value, with the potential for creating new networks and corridors of habitats at a variety of scales (supported by the emerging Local Plan Policy EE8). Although only the very northern tip of the parish is within the NIA, it is still important because of its proximity and the potential to further extend and strengthen ecological networks. The GI Plan (Map 3) sets out the Biodiversity Opportunity Network which has been identified to suggest areas where biodiversity enhancements would be most beneficial. The aim is to buffer and link existing wildlife rich areas, creating a landscape through which species can move. This will make populations more sustainable and help them to respond to climate change. Within the network there is a range of options which would benefit biodiversity. In Gravenhurst the key opportunities are along the Hit Valley and the buffering and extending fragments of woodland. It has also been noted that the River Hit itself has been subject to unsympathetic management in the interests of land drainage in the past, and this has resulted in a uniform channel and a lack of ‘naturalness’. The woodlands in the parish are fragments of what would have historically been a more wooded landscape, as the ‘hollowed out’ remnant of Cainhoe Park Wood demonstrates. There are also non-designated areas of woodland that will still have some value to wildlife, and some that are developing interest under favourable ownership and management. There are also some small wet woodlands in the Hit valley, an important habitat locally and nationally, along with significant areas of permanent pasture/river meadows which are likely to have been in existence for hundreds of years and have probably never been deep ploughed, ensuring a good soil structure, and some significant hedgerows providing corridors for wildlife. All proposals for new development will be required to demonstrate how the design has taken into account its potential impact on local habitats and species. This will include sites and features that are locally important, including hills and the Hit river valley, trees, hedges and woodland, parkland ponds & watercourses and unimproved grassland. Developers will be required to ensure that appropriate measures are put in place to protect wildlife and take every available opportunity to enhance biodiversity and important habitats. Biodiversity Net Gain (BNG) is a concept proposed in the Governments 25 Year Environment Plan and mandated as a condition of planning permission in the 2019 Environment Bill. Biodiversity Net Gain requires a 10% increase in biodiversity after development, compared to the level of biodiversity prior to the development taking place. In locations such as Gravenhurst where new development will abut the countryside, it is really important that this principle is adopted to mitigate the impact of losing biodiversity value of undeveloped land to development. All new development should seek to increase biodiversity such as incorporating bat boxes etc into new buildings, particularly at the edges of the settlement. Landscaping schemes will be required to use native species for planting schemes, particularly those found locally. Where Sustainable Urban Drainage Systems (SUDS) are required to serve new developments, every opportunity to link them into habitats should be taken

Policy RC5: Nature Conservation

New development will be required to protect and enhance existing natural features of sites, enhance biodiversity and support the biodiversity network and aspirations identified in the Green Infrastructure Plan. All development should provide a net biodiversity gain of 10% as set out in the Environment Bill 2019 (or as superseded).

Provision of appropriate species-related measures will be required, including, for example, swift bricks, bat and owl boxes and the incorporation of native species into landscaping schemes.

Opportunities should also be taken by developers and landowners to • create new and link areas of existing biodiversity value to create more robust networks, especially woodlands, grasslands and hedgerows. • link sustainable drainage solutions in new development to complement nature conservation objectives.

8. Heritage Built Heritage Assets It is essential that the location and design of new development has regard to the historic character of the local area. This protection is in accordance with the guidance contained in paragraphs 192-199 of the NPPF. The current Local Plan policies provide protection for the listed buildings and features in the parish. There are 13 listed buildings in the parish, including the Grade I listed Church of St Mary the Virgin at Lower Gravenhurst and the Grade II* Listed Parish Church of St Giles. Both the churches are constructed of ironstone. These be found in the Appendices. The significance of Wrest Park (owned by English Heritage), which includes a Scheduled Monument designation and a wider Registered Park and Garden, is evident. Although the mansion itself is in neighbouring Silsoe parish, the Grade 1 listed country estate has exerted an influence in the west of the parish. Although much of Cainhoe lies outside Gravenhurst, the earthworks of the 16th Century Cainhoe Manor House and 17th Century Park Farm Farmhouse, both of which are Grade 2 listed buildings, are within the parish. Some buildings and features important to the character of the parish which may not be of sufficient architectural or historic merit to justify listing, should also be respected. The policy will help to ensure they are retained. Enhancements to the local features may be sought through funding bids to support their management. Assets from the questionnaire responses: Village Hall, Village School, Gravenhurst Recreation Ground, Methodist Church, St Giles’ Church and churchyard, St Mary’s Church and churchyard

Policy HE1: Protecting and enhancing local heritage assets

All development proposals affecting identified local heritage assets will be required to take into account the character, context and setting of the assets. Development should be designed taking account of local styles, materials and detail. The loss of, or substantial harm to, a local asset will be resisted unless exceptional circumstance is demonstrated.

Archaeology

The NPPF identifies the historic environment as a Core Planning Principle. Entries in the historic environment record for the parish are listed and mapped in the GI Plan. These include moats, earthworks and crop marks. Archaeological evidence has suggested the location of the ‘shrunken’ (or ‘shifted’) medieval village at Lower Gravenhurst to the east of where the church is, and Upper Gravenhurst medieval village which is located at the core of the current village. This ‘ridge top’ location would have been an important ‘high point’, historically more favoured than the surrounding gault clay vales. Although much of Cainhoe lies outside Gravenhurst, the earthworks of the 16th century Cainhoe Manor House and 17th century Park Farm Farmhouse, both of which are Grade 2 listed

buildings, are within the parish. Map 4 also illustrates the former extent of the ancient woodland at Cainhoe Park Wood – it is clear that what remains today are mere fragments of the true extent of this woodland. There were two archaeological digs at 13 Campton Road in 2019, one in the front garden and the other in the rear, which recently was used as a goat field. The second dig in the rear garden was more fruitful, with several fine pieces of medieval pottery yielded. This area was probably disturbed less, over the years, than the front garden. The digs suggest that the area was occupied in medieval times before the current buildings were constructed (circa 1650). There are no plans to dig further at 13 Campton Road, but the Shillington History Society may perform more digs in Gravenhurst in the future.

Policy HE2: Protecting and enhancing archaeological sites

Development proposals should demonstrate that they have considered the potential impact on above and below ground archaeology and identify mitigation strategies to ensure that evidence of past environments is not lost.

9. Traffic and transport All developments which will increase traffic should be accompanied by a Transport Statement and or Assessment and should include the following matters: • Road safety and parking, including the avoidance of congestion; • A local focus on providing pedestrian and cycle links between new housing to local facilities; • Development should not add to existing traffic congestion, but should strive to reduce it. As part of the underlying approach to achieving sustainable development in the Neighbourhood Plan any development should encourage walking and cycling. Ideally the use of public transport should be facilitated but this is difficult in this rural area, due to infrequent services.

Policy TT1: The traffic impact of new development

Proposed developments that would generate a significant amount of movement or would potentially affect a known traffic hazard should be supported by realistic measures to maintain highway safety and avoid vehicular/pedestrian conflict. Where appropriate it may be necessary to consider off site measures where these are required to accommodate the traffic impact of the scheme.

Where they are proposed, new roads, junctions, footpaths and traffic management measures should be designed to complement the rural character of the village and reflect and incorporate local heritage.

Provision for cyclists, pedestrians and horse riders

A partnership approach between the Parish Council, Central Bedfordshire Council and developers will be required to improve highway safety and minimise conflicts between road traffic, cyclists and pedestrians. It is intended to support new ways of managing the traffic throughout the parish by promoting pedestrian and cyclist safety and resident well-being through lower traffic speeds and traffic volumes. Residents express particular concern about traffic along the High Street, particularly in proximity to the school. Some of the buildings in this vicinity are set on the road frontage and there are no pavements in places. There are no complete pavements that run end to end through Upper Gravenhurst. Residents in Upper Gravenhurst would need to walk 2.5km on unpaved footpath to reach the village of Clophill, 1km on road with no pavement to reach the nearest shop in Shillington, 0.4km to reach St Mary's Church in Lower Gravenhurst, 2km to Ion Bridge Farm and 3km to Fielden Court. In terms of public rights of way, there is a good network of public footpaths to the east and south-east of Upper Gravenhurst, with a range of options for circular walks of differing distances, as well as linear links to the parishes of Meppershall and Shillington and the nearby

John Bunyan Trail (outside the parish). One of the most favoured areas for walking is the meadows area around Cow Bridge, to the east of the village. However, there are no bridleways or cycleways in this part of the parish. In contrast, to the west and south west of the parish there are two bridleways that meet at Wrest Park (outside the parish), but no public footpaths in the west or the more southern area of the parish (south and west of Lower Gravenhurst). Therefore, across much of the parish it is necessary for walkers (both recreational and utility) to use roads, many of which do not have pavements or adequate grass verges to keep pedestrians safe from traffic. Similarly, horse riders are forced onto the roads in many parts of the parish. Opportunities to improve this situation is set out in the GI Plan and new development will be expected to contribute to improvements to public rights of way as well as the pavement network to enable new residents to access village facilities and the wider countryside.

Policy TT2: Provision for pedestrians, cyclists and horse riders

New development, including housing sites, must make provision (through Legal Agreements, planning conditions and funding) to focus on the highways most affected as a result of those developments. Such provision should be used to help fund schemes that reduce traffic speeds and volumes and improve the provision of pavements and access for pedestrians and cyclists.

The rights of way network will be protected against inappropriate development and improvements sought to create better networks both for recreational and utilitarian use.

Parking and Traffic

It is important that the design of new housing development is not dominated by car parking but a failure to make proper provision can result in problems in terms of appearance and safety. In terms of design, the provision of off-street car parking in sight of properties is a primary

concern. Car ownership levels in the parish are high (in the 2011 Census 50% of households had 2 or more vehicles compared to 46.7% in Central Bedfordshire and 32% in England), reflecting both the rural location and limited availability of public transport. Off-road parking is limited in the village and is a frequent source of frustration for residents, even on new estates. Adherence to Central Bedfordshire Council’s parking standards reflect these local factors and seek to ensure that new development does not add to current levels of congestion. 22 houses do not have off road parking access. These are mainly heritage houses in the heart of the village on the High Street and Shillington Road and are not able to make alterations to accommodate vehicle parking. Many other dwellings have limited personal or communal parking spaces. These, too, tend to be linked to the heart of the village. (6 on High Street and 8 on Barton Road).

Although the village does have a number of cars per household that is higher the UK average, the village is used as a “run through” by many people outside the parish, which creates a greater burden of traffic through the village. This is reflected in the ATC traffic survey that took place in April 2018, when the 7-day average recorded was 1448 vehicles per day travelling through the village via Clophill Road. Parking and traffic were mentioned frequently in the community questionnaire of December 2018. The villagers request that any future developments should be sensible towards the limited parking and not over burden the traffic in the village, particularity in the heart of the village. In all parish surveys residents expressed strong concerns about traffic and transport issues and the impact on their well-being. They highlighted the dangers caused by on-street parking, the school drop off/pick up times and risks to pedestrian and cyclist safety. The loss of any of the limited parking in the village, including the village hall parking could exacerbate these problems.

Policy TT3: Car Parking

Proposals for new housing developments will provide parking in line with Central Bedfordshire Council’s parking standards and have adequate on-site parking to meet current and future needs.

New development should not result in the loss of publicly accessible off-street car parking. Developments which propose to remove off-road parking spaces will only be supported where alternative provision is made which increases or maintains the number of accessible parking spaces available on or within the immediate vicinity of the site. Proposals for new development that provide additional off-road car parking spaces, to alleviate parking congestion will be encouraged.

10. Housing In 2011 (latest census information available) in the parish of Gravenhurst there were 240 households containing 600 residents. Compared to 2001, this represents an increase of around 3.6% in terms of households (from 222) and also an increase of 3.3% in terms of residents (from 581). The age demographics has become slightly older in Gravenhurst over the 10 years between 2001 and 2011. The proportion of those aged 65+ has risen from 11.6% in 2001 to 14.6% in 2011. The age profile is in line with that of Central Bedfordshire as a whole. Household Composition

% Gravenhurst % Central Beds 1 person - pensioner 11.1 11.2 1 person - other 12.8 14.7 Couple – no children 20.9 20.5 Couple + dependent children 26.1 23.1 Couple + non-dependent children 11.1 7.3 Lone parent + dependent children 4.3 6.5 Lone parent + non-dependent children 1.3 3.1 All aged 65 and over 7.3 8.7 Other 5.1 4.9

There are slightly higher levels of households with couples and dependent children than Central Bedfordshire as a whole. Housing Tenure

% Gravenhurst % Central Beds Owned outright 37.2 31.6 Owned with mortgage/loan 39.7 40.9 Shared ownership 1.7 0.8 Social rented 14.1 13.4 Private rented 5.5 12.1 Living rent free 1.7 1.1

The majority of households are owner occupiers in Gravenhurst, with higher levels of properties owned outright compared to Central Bedfordshire’s averages but slightly lower levels of homes owned with a mortgage or loan. There were slightly higher levels of shared ownerships and social rented properties in the parish. Levels of private rented properties were lower than the Central Bedfordshire averages. Dwelling Types

% Gravenhurst % Central Beds Detached house 46.2 28.2

Semi-detached house 32.9 33.8 Terraced house 19.6 25.3 Flat 1.3 11.7 Caravan/other temp. accommodation 0.0 1.0

There are significantly more detached properties, with correspondingly fewer terraced houses and flats in Gravenhurst compared to Central Bedfordshire averages. New housing

There has been much recent development/planning permission granted in Gravenhurst since 2016, 76 dwellings in total including 52 dwellings at Orchard Close (46 houses, 6 flats and a retail unit). A housing development at Barton Road is currently being developed for 24 units more. The Local Plan also has an allocation for 39 dwellings (reference HAS19) off Shillington Road. Gravenhurst is identified as a small village in the Local Plan settlement hierarchy where development is restricted to small scale development within the Settlement Envelope. Given the limited amount of open space for recreational use highlighted in the Green Infrastructure Plan it is particularly important that the contributions to this element of housing development is highlighted and provided on site. New on-site green spaces are to be provided to the Parish Council to own, administer and maintain with the cost for future maintenance included.

Policy H1: Development within the Settlement Envelope and Local Plan Allocations

Appropriate new development, including housing, will be supported on infill or redevelopment sites inside the settlement envelope where there is no adverse impact on existing residential, retail, employment and community uses.

Open space should normally be provided within new development to accord with the standards set by Central Bedfordshire in the Local Plan. Suitable arrangements must be made so that new on-site green spaces are to be provided to the Parish Council to own, administer and maintain with the cost for future maintenance included.

Affordable Housing Need

A Housing Needs Survey was carried out in the parish in 2019. 76 responses were received, a return rate of just over 30% which is an excellent return rate for his type of survey. 75% of respondents would support a small or medium development of affordable homes specifically for local people with a local connection to the parish. Analysis of the data considered in Chapter 6 has identified a very small need for affordable housing within Gravenhurst from households resident in (or with strong links to) the parish, that is unlikely to be met by normal market

provision. This need is split between young adults/couples who want to move out of the family home and/or get on the housing ladder and older people wanting housing more suitable for their changing needs. Based on data supplied by respondents, up to 3 households with a local connection would be suitable for housing within a rural exception site development, whether for rent or shared ownership. However, it must be recognised that this is a snapshot of current, self-assessed need: some respondents may withdraw, move, or be housed by other means during the planning and development of any future scheme. Based in this identified need a recommendation of 3 units of affordable housing would be made. The assessment from the data is that the 3 units could be broken down as follows: • 2 x 2 bed house (1 rent, 1 shared ownership or starter homes initiative) • 1 x 2 bed bungalow (rent) There are currently 3 Gravenhurst households on the Central Bedfordshire Council Housing Register. There is 1 household on the register which is assessed as being in the highest priority band and 2 households in the second priority band. Of those 3 applicants on the housing register, 1 would be eligible for a 1 bedroom property, 1 for a 2 bedroom property and 1 for a 3 bedroom property. It should also be noted that the difficulty of securing affordable housing, particularly in villages, can act as a significant deterrent to people in housing need from placing themselves on the register; so this figure does not therefore necessarily represent the true number of residents in housing need. Applicants to the register are no longer asked where they would prefer to live, so it is not possible to know whether the above household would wish to remain in Gravenhurst. Market Housing Need

There is a relative shortage of cheaper properties in Gravenhurst, as well as an apparent shortage of properties targeted at older people. The 7 owner occupier respondents who would be looking for a more suitable properties at some point over the next 10 years, with 5 of these looking for a property within the next 3 years. If suitable smaller properties were more widely available, this would be likely to address under-occupation and free up larger houses for growing families to purchase as they work their way up the housing ladder. Given the evidence and the responses, there is a need for 2, 3 and 4 bed houses and bungalows or retirement properties (e.g. houses built to Lifetime Homes criteria) if Gravenhurst is to meet the identified current and future needs of existing owner occupier residents wishing to stay in the parish. It should be noted that there is no guarantee that housing sold on the open market will be bought by people with a local connection to Gravenhurst. It is therefore not possible to stipulate how much new housing would meet the needs of the owner occupier respondents identified above. However, it is reasonable to suggest that the provision of up to 7 suitable units would meet a reasonable proportion of the need while being in keeping with the size of the parish. This figure is close to the recommended housing need figure supplied by Central Bedfordshire Council in 2019. CBC considers that 10 units would be an appropriate amount for the Neighbourhood Plan period.

The emerging CBC Local Plan allocates a site at Shillington Road for 39 houses. Accordingly, there is no requirement for the NP to separately allocate housing sites to meet this requirement.

Policy H2: Housing mix and affordability

In new residential developments of 5 dwellings or more, there should be a varied mix of house types and sizes which should include a proportion of smaller dwellings homes suitable for the elderly and affordable homes included in a range of house types and tenures, in accordance with the requirement for affordable housing in conjunction with the Housing Needs Survey.

11. Community Facilities Although the parish of Gravenhurst is relatively small with approx. 240 dwellings and about 600 people (at 2011 census) it does have some community, social and leisure assets both in terms of built facilities and groups/community organisations. In terms of built community facilities, the village of Gravenhurst has a pre-school and a lower school (Gravenhurst Academy), a village hall, an active church (Methodist) and an inactive church (St. Mary’s C of E). Adjacent to St. Mary’s church is the Parish Council graveyard, which is still in use. In addition, the parish is served by several community groups, many of which use the village hall for their meetings. The village hall has a management committee and host numerous events throughout the year. There is also a bi-monthly Gravenhurst Grapevine magazine to keep residents in touch with activities throughout the parish. The car park is an important feature of the village hall and enables residents from more remote parts of the village to access community activities. It is owned by Central Bedfordshire Council and whilst there are no plans for it, it is important that it is safeguarded. The parish also has some leisure facilities which are all in the village of Gravenhurst at the Recreation Ground and include a children’s play and two small amenity areas at Parkside. There is a demonstrable lack of accessible greenspace for a significant proportion of the parish’s population, which also creates recreational pressure on the Recreation Ground as the only easily accessible open space. Additionally, it is likely that this lack of accessible greenspace forces people to either walk longer distances or drive to another space further afield. 2% people in the parish claim DLA and 9.2% claim attendance allowance. Disabled access to communal facilities is limited to the village hall. Even within this facility, access to the toilets is limited and is not wheelchair friendly, although this is currently under review. The Green Infrastructure Plan has highlighted how the community has only access to one area of green space, the Recreation Ground. Future plans should reflect varied green space with access for all (Oxford Consultants for Social Inclusion – OCSI). As at February 2020, there are 10 allotment holders within the Fishers Field allotment site. The size of the plots vary and are dependent on the holders requirements. The current number of plots used is approximately 25% of the capacity. The land used for the allotments is owned by the Parish Council and was purchased in 1919. The Parish Council aim to greatly increase the number of tenants. It is intended to clear the whole site and set out clearly marked plots that meet standard NSALG sizing. They are also drawing up plans to introduce a water line to the allotments, install an ECO toilet and have a drop-down bollard for security. They have been granted free hedges and small trees from The Woodland Trust to plant along the boundary of the allotments.

Fishers Field Allotment off Shillington Road, Upper Gravenhurst

Policy CF1: Community facilities

Development proposals that will result in either the loss of or significant harm to a community facility will be strongly resisted: • The Village Hall • The Village Hall car park • The Recreation Ground • Fishers Field Allotments • Parish Council Cemetery (adjacent to St Mary’s church) • St Marys Church • The Methodist Chapel

Proposals to improve the viability of a community facility by way of the extension or partial replacement or redevelopment of buildings, structures and land, will be supported, provided the design of the scheme respects the village character in general, and the resulting increase in use is appropriate in design terms and will not have negative impact on the amenities of adjoining residential properties.

The provision of new community facilities owned by the Parish Council will be encouraged.

Local Green Spaces

Consultation showed that people place a high value on the relationship between the village, the countryside and on the open spaces that help to define the landscape and character of the area. Designation of Local Green Spaces (LGS) give a very high level of protection to such open spaces. In the NPPF it is stated that in Neighbourhood Plans, local communities can identify green areas of particular importance to them for special protection and to rule out new development, other than in “very special circumstances”. The proposed designations are in accordance with the requirement in Paragraph 100 of the NPPF: • The green space is in reasonably close proximity to the community it serves; • The area is demonstrably special to a local community and holds a particular local significance, for example because of its beauty, historic significance, recreational value (including as a playing field), tranquillity or richness of its wildlife; • The area concerned is local in character and is not an extensive tract of land. Only 3 sites were assessed against the NPPF criteria which is a reflection of the relatively small number of green spaces in the parish within reasonable proximity to where people live. One site, the area around Cow Bridge was considered, but it was not possible to identify a specific ‘space’ consistent with the criteria and distinct from the wider pastoral landscape. However, this area is completely unsuited to development, being in the floodplain and remote from the main village, so the additional protection of LGS designation is not considered necessary. There is also, to the east of footpath FP6, a visible historic ridge and furrow landscape, on private land. The GI Plan identifies those spaces that meet the NPPF criteria and these are set out in the policy below and on the Policies Map. Development of these sites will not be permitted unless there are very special circumstances and that compensatory green space is provided.

Policy CF2: Local Green Spaces

The following areas shown on the Policies Map are designated as Local Green Spaces: • The Recreation Ground • Fishers Field allotments

Development will be resisted in the Local Green Spaces to protect their special character and contribution to the Parish.

The provision of new community green spaces owned by the Parish Council will be encouraged.

12. Local Employment & Business Local Businesses There are very limited employment opportunities within the parish, with the emphasis on either commuting or home-based employment. There are a limited number of small businesses in the parish. Other than Town Farm Garage and various small businesses, these are farms and are not always within the settlement envelope. There is no retail business within the parish, since the shop closed down several years ago. The local pub also closed down several years ago and the pub building has been converted to a residential property. The provision of good telecommunications is particularly important in rural areas and in supporting the viability and sustainability of rural enterprise and home-working.

Policy LE1: Supporting Local Employment and Businesses

Proposals for the development of new small businesses and for the expansion or diversification of existing businesses, including farm-based operations, will be encouraged, providing that: • it can be demonstrated that there will be no adverse impact from increased traffic, noise, smell, lighting, vibration or other emissions or activities arising from the proposed development; • it would have an acceptable impact on the character and scale of the village, its rural hinterland and landscape; and Applications for extensions or part change of use of dwellings to enable flexible or home working within the development boundary will be supported, subject to there being appropriate parking and that the residential amenity of neighbouring properties is maintained. In each instance, the provision of effective broadband services will be encouraged and appropriate measures should be incorporated into the design of workplaces.

13. Parish Aspirations Aspirations for the future of the parish include some actions arising from the Green Infrastructure Plan • A right of way footpath/cycle route leading to Campton for onward travel to Shefford • The planting of an orchard and arboretum • New green spaces and play areas • A sports pavilion on the Recreation Ground that incorporates community storage facilities • Improvements at the Recreation Ground to increase appeal to wider range of users • Creation of safe right of way footpaths/cycle routes to surrounding villages and joining up gaps in the network, enabling recreational access and access to services • Undertake a feasibility assessment for biodiversity/watercourse enhancement projects along the River Hit.

14. Implementation and Monitoring This section outlines the approach to the implementation of the Gravenhurst Neighbourhood Plan, including: working in partnership, funding mechanisms, priority projects and monitoring/review. The approach will be that new development should be supported by the timely delivery of infrastructure, services and facilities necessary to provide a balanced, self- sufficient community. Working in partnership

Gravenhurst Parish Council is committed to localism and locally informed influence over planning decisions and it will be the key organisation in the implementation, monitoring and review of the Neighbourhood Plan. The Council will build upon its excellent track record in engaging in planning decisions (reactively through consultation and proactively through promoting the policies of this plan) and by delivering related projects for the local community. However, it is recognised that partnership working is needed for the potential of the plan to be realised. Partnership and joint working will be key elements in the successful implementation of the plan. The main organisations and the roles that they can play are summarised below. Central Bedfordshire Council - Planning Policy, Development Control, Housing Management and Improvement, Economic Development, Open Spaces, Recreation and Community Facilities and unitary authority functions, including: Drainage, Highways and Transport, Education, Landscape and Social Services. Adjoining Parish Councils – Assessing impact of planning applications, working on Green infrastructure initiatives. Environment Agency The planning, design and delivery of development, taking account of: Flood risk management; Water quality and water resources, (3) Waste management, (4) Land contamination & soil and (5) Environmental permits and other regulation. Site owners and developers will need to liaise with the Parish Council as well as the other agencies involved in development.

Funding and Implementation Mechanisms

Financial contributions will be sought from developers through Section 106 agreements and the Community Infrastructure Levy (CIL) which provides a legal framework to raise funds to provide the infrastructure needed to cope with new developments. Central Bedfordshire is working on CIL at present and when it is introduced in the area, contributions will be sought as appropriate under CIL Regulations and the NPPF. The Neighbourhood Planning Regulations of the 2011 Localism Act enable areas with a Neighbourhood Plan in place to receive at least 25% of the CIL raised in their area to direct to their own local infrastructure priorities. In addition, the Parish Council will seek to influence annual and other budget decisions by Central Bedfordshire Council on housing, open space and recreation, economic development, community facilities and transport, through the Local Transport Plan. The Parish Council may also work with the appropriate agencies and organisations to develop funding bids to help to achieve Neighbourhood Plan policies and objectives. This might include: The Lottery and UK Government programmes.

Acknowledgements

Howard Wolfe – for the cover photograph and for the photos provided at Gravenhurst Gallop stall in July 2018

15. Appendices Policies Map

Policies Map (zoomed)

Listed Buildings in Gravenhurst Parish

Source https://historicengland.org.uk/listing/the-list/map-search?clearresults=True/

Name Type Grade List UID HILLSIDE FARMHOUSE Listing II 1311935 23, CAMPTON ROAD Listing II 1300797 11-17, CAMPTON ROAD Listing II 1321811 BARN ABOUT 40 METRES NORTH OF CART'S FARMHOUSE Listing II 1113816 CART'S FARMHOUSE Listing II 1321766 PARISH CHURCH OF SAINT GILES Listing II 1113746 49, HIGH STREET Listing II 1113814 47, HIGH STREET Listing II 1222745 CHESTNUT TREE HOUSE Listing II 1113813 CHURCH OF ST MARY THE VIRGIN Listing I 1311911 LITTLE ION FARMHOUSE Listing II 1113747 CAINHOE PARK FARMHOUSE Listing II 1113734 CAINHOE MANOR Listing II 1113733

Accompanying Documents

Green Infrastructure Plan BRCC Housing Needs Survey Consultation Report & annexes Evidence Report Engagement Strategy