Sharnbrook Neighbourhood Plan Landscape Character & Built

Sharnbrook Neighbourhood Plan

Landscape Character & Built Environment Assessment

Final Report - December 2018

Contents

1. Introduction and Purpose

2. Methodology

3. Related Studies - Natural England - National Character Areas Profiles - Bedford Landscape Character Assessment - Archaeological Scheduled Monuments in and around Sharnbrook - Sharnbrook Conservation Area Background

4. Area Assessments by Steering Group members and local residents.

5. Key Views

6. Potential Local Green Spaces

7. Conclusions

Appendices 1. Assessment sheet template

Potential Local (Non-Designated) Heritage Assets - Additional work may be undertaken as part of the Neighbourhood Plan process to enable local (non-designated) heritage assets to be identified. This could underpin a policy aimed at protecting and enhancing such heritage assets. Non-designated heritage assets may be buildings, monuments, sites, places, areas or landscapes identified as having a degree of significance meriting consideration in planning decisions, but which are not formally designated.

1. Introduction and Purpose 1.1 This Character Study was undertaken by Steering Group (SG) members and local residents, with support from Clive Keble Consulting Ltd., through a training workshop and compilation of this report. The work undertaken by local people is considered to be particularly relevant because, in accordance with the principles of Localism and Neighbourhood Planning, it represents a local, community based, input into what might otherwise be an entirely technical process. The work is seen as a critical part of the emerging Sharnbrook Neighbourhood Plan (SNP), supporting policies on site allocations, design, landscape and open spaces. The report will be eventually be published alongside the SNP as part of the evidence base. 1.2 The approach to the study recognised that it does not need to replicate or duplicate other work (see Section 3 below) and therefore, the focus was on the following: • A description of the wider landscape setting of the village. • The physical form of the village and its relationship to the adjoining countryside. • The “value” of open land within and surrounding the villages in terms of; landscape, views, the setting of the villages, public benefits, bio-diversity and historic character.

2. Methodology 2.1 In March 2018 a workshop for the Steering Group was the beginning of a full Characterisation Study and the survey was undertaken during March and April by Steering Group (SG) members and local residents. The intention of the study is to provide: • General context for the policies of the Neighbourhood Plan. • Evidence for detailed landscape, environment & heritage policies on the protection of key views, heritage assets and landscapes (including the designation of Local Green Spaces). • A means to identify possible locations for limited future development. 2.2 The approach to the study recognised that it does not need to replicate or duplicate other work and therefore, the focus was on the following • A description of the wider landscape setting of the village and the wider Parish. • The physical form of (all) the village and its relationship to the adjoining countryside. • The “value” of open land within and surrounding the village in terms of; landscape, views, the setting of the village, longer views public benefits, biodiversity and historic character. 2.3 The methodology has been adapted from the Oxford and Planning Aid England Character Assessment Toolkits, based on proven community-based assessment which has been used successfully in other Neighbourhood Plans. This examines all aspects of the physical character of an area and considers emotional reactions to features, as follows: PHYSICAL CHARACTER STREETS/ROADS. The type of street (narrow, wide, straight, winding and street furniture). SPACE & BOUNDARIES. Means of enclosure/boundaries, sense of space (open/intimate) as affected by the position of buildings/boundaries and the roadway, the presence and size of building plots/gardens and the location of buildings within the plot etc. BUILDINGS. Uses (public/domestic etc.), materials, size, scale, form (detached, terraced), density, frontage onto street (orientation); windows, doors, condition, visible alterations). GREENERY & LANDSCAPE FEATURES. The presence and scale of greenery; (public/private; rural/urban; mature; changing levels). INTERNAL VIEWS. Within the street/area (long or short, intimate, channelled, wide), focal points, how the buildings and streets work together, roofscape; sense of uniformity. LONGER VIEWS. From the village(space/street/area) and of the settlement from beyond.

EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS:

ASSOCIATIONS. Buildings of local historical, cultural or other association. LIGHT/DARK. Levels of shading, (referring to the time of day/night and weather conditions). NOISE & SMELL. Recording the presence of any man made/natural noise and odour. Related Documents/Studies 2.4 In addition to survey work, the study has included related pieces of work which have helped to inform and provide data for this assessment, these are; • Natural England (National Character Areas). Number 88 Beds. & Cambridgeshire Claylands (and a small part of the adjoining area Number 91: Yardley/Whittlewood Ridge). • Bedford Brough Council (BBC) Landscape Character Assessment (2007, updated in 2014 as part of the evidence base for the 2035 Local Plan). • The Village Open Space Review (Background Paper for the BBC 2013 Local Plan) • Bedford Borough Council Heritage Environment Record (HER) Sharnbrook extracts. • Sharnbrook Conservation Area reports.

2.5 The March 2018 workshop identified sub-areas to be surveyed listed below:

1. The Conservation Area and older village core. 2. Home Close, Manor Farm Way, Norman Rd & Pinchmill Close. 3. Stileman Way, Towns End Rd., Grange Gardens and Rise, Loring Road, Colworth Road, and Park Lane. 4. Castle; South of Lodge Road and West of Odell Rd. 5. The School and School Approach (including Gibbards Close). 6. The River Great Ouse Valley. 7. Station Road and Britton Close (the “Railway triangle”). 8. Rural areas SW A6 & Mill Rd/Templars Way and NE of sub area 6. 9. Kennell Hill and Park Lane. 10. Rural area North West of Park Lane (up to Halsey Wood). 11. Colworth Park and Tofte Manor.

10 8

9 3 1 8

7 4 2

6 5 6

1 The Conservation Area and older village core 2 Home Close, Manor Farm Way, Norman Rd & Pinchmill Cl.

3 Stileman Way, Towns End Rd., Grange Gdns., Glebe Rise,

Loring Road & Colworth Road and Park Lane

4 Castle; S of Lodge Rd/W of Odell Rd. 5 The School and School Approach (inc. Gibbards Close).

1 6 The River Great Ouse Valley. Kilometers 7 Station road and Britton Closes (railway triangle) 1:22,500 Sharnbrook - possible character sub areas. 8 Rural areas SW A6 & Mill Rd/Templars Way & NE of 6 9 Kennell Hill and Park Lane © Crown copyright and database rights 2013 Ordnance Survey 100049028. 10 Rural area NW of Park lane (up to Halsey Wood) You are not permitted to copy, sub-license, distribute or sell any of this data to third parties in any form. 11 Colworth Park and Tofte Manor.

3. Related Studies 3.1 As noted in section 2, there are some related pieces of work which have helped to inform and provide data for this assessment and these are: 1. Natural England (National Character Areas). Number 88 Beds. & Cambridgeshire Claylands (and a small part of the adjoining area Number 91: Yardley/Whittlewood Ridge).

2. Bedford Borough Council (BBC) Landscape Character Assessment (2007, updated in 2014 as part of the evidence base for the 2035 Local Plan) and the Garden Village Topic Paper (2018)

3. The Village Open Space Review (Background Paper for the BBC 2013 Local Plan).

4. Bedford Borough Council Heritage Environment Record (HER) Sharnbrook extracts.

5. Sharnbrook Conservation Area reports.

1. Natural England (National Character Areas). Number 88 Beds. & Cambs. Claylands. (See: http://publications.naturalengland.org.uk/publication/5091147672190976 )

Headlines: This area is described as a broad, gently undulating, lowland plateau dissected by shallow river valleys that gradually widen as they approach The Fens the east. A sense of place and history provided by the area’s rich geology and archaeology as well as historic features. It has (4) Statements of Opportunity, covering: the productive landscape the Great Green Infrastructure and Cultural Heritage/Tranquility. It is a good overview but contains few specific references to the Parish. Some relevant detailed extracts follow.

Statements of Environmental Opportunities (SEO) - relevant action listed in italics:

• SEO 1: Maintain and manage a sustainable and productive claylands arable landscape, while managing, expanding and linking woodlands, hedgerows and other semi-natural habitats to benefit biodiversity, improve soil and water quality, and ameliorate climate change by promoting good agricultural practice.

• SEO 2: Protect aquifers and enhance the quality, state and structure of the River Great Ouse, its valley and tributaries, habitats, waterbodies and flood plain by seeking to enhance their ecological, historical and recreational importance while taking into account their contribution to sense of place and regulating water flow, quality and availability.

• SEO 3: Plan and create high-quality green infrastructure to help accommodate growth and expansion, linking and enhancing existing semi-natural habitats. Regenerate the post-industrial landscapes of the Marston Vale and Peterborough to improve and create new opportunities for biodiversity, recreation, timber and biomass provision while strengthening sense of place, tranquillity, resilience to climate change, and people’s health and wellbeing.

- Retaining and enhancing the contrast in landscape character between the clay plateau and river valleys, aiming to maintain and enhance the balance between urban and rural landscapes.

- Preventing inappropriate development and promoting the use of local building stone to maintain the character of villages and historic buildings.

- Ensuring that any new developments incorporate well-designed green infrastructure, to include improved access and recreation opportunities for communities and visitors.

• SEO 4: Protect, conserve and enhance cultural heritage and tranquillity in the Bedfordshire and Cambridgeshire Claylands NCA, including important geodiversity, archaeology, historic houses, parkland, military and industrial heritage, by improving interpretation and educational opportunities to increase people’s enjoyment and understanding of the landscape.

- Ensuring that new development is in keeping with the local character of the area by using local stone in buildings to enhance sense of place and history.

- Using an understanding of the area’s historic settlements and buildings to promote high-quality design in new development.

- Protecting, managing and promoting important archaeological features and landscapes such as ridge and furrow to increase people’s understanding.

- Seeking opportunities to protect more tranquil parts of the area to reduce light and noise pollution and to remove obtrusive features such as signage, lighting and poles.

- Working with local planning authorities to ensure that development is well designed to enhance landscape character and sense of place to minimise noise and light pollution.

Key Characteristics

• Gently undulating, lowland plateau divided by shallow river valleys that gradually widen as they approach The Fens NCA in the east…… • The River Great Ouse and its tributaries meander slowly across the landscape, and the River Nene and the Grand Union Canal are also features…… • Predominantly open, arable landscape of planned and regular fields…. • Wide variety of semi-natural habitats supporting a range of species….. • Diversity of building materials including brick, render, thatch and stone….. • Settlements cluster around major road and rail corridors, with smaller towns, villages and linear settlements widely dispersed throughout, giving a more rural feel. Small villages are usually nucleated around a church or village green…..

The landscape today.

• Flowing in an easterly direction, the Great Ouse meanders gently in characteristic broad loops through Buckinghamshire, around the northern edge of Milton Keynes and

onwards through an enclosed landscape of water meadows and attractive limestone villages towards Bedford and on into Cambridgeshire….

• The natural regeneration and restoration of mineral extraction sites have created new landscape features that are important recreational and biodiversity resources. Examples include……Felmersham Gravel Pits SSSI....

• There is a predominantly arable and intensively farmed landscape, with main crops of winter cereals and oilseed rape. Fields are generally large and rectilinear, typically increasing in size further eastwards. In the west, hedgerows are predominantly of hawthorn, generally intact, with few hedgerow trees of oak and ash. Further east, hedgerows are more species-rich and gappy. Open ditches with infrequent trees also bound some fields and are often under-managed. Within the river valleys, willow and poplar help to emphasise local distinctiveness….

• Traditional building materials vary considerably, with localised pockets of materials and styles used. Locally quarried limestone is used in the buildings in villages north of the River Great Ouse whereas clay tile and brick are commonly found to the south and east. Surviving examples of timber-frame buildings and thatch and the occasional use of colour-washed render add to the eclectic nature of the area’s building stock….

• Strong contrasts exist between greater tranquillity in more rural, inaccessible areas (including sections of river valleys) and lower tranquillity in areas with an urban and developed feel….

Landscape through time.

• Small villages and historic market towns exist, some tourist destinations in themselves as they contain attractive buildings, including mills and bridges, reflecting the use of the rivers and their valleys as important transport corridors.

• During the medieval period improved agricultural practice and a rising population put pressure on the higher, heavier claylands and settlement was extensive, with available land organised into nucleated settlements of hamlets and small villages surrounded by communal fields and common grazing unless run by manorial or ecclesiastical estates….

• There has been significant development (residential, commercial and infrastructure) within the NCA and it continues to be the focus for new growth and development…..

• The NCA provides a wide range of benefits to society. Each is derived from the attributes and processes (both natural and cultural features) within the area. These benefits are known collectively as ‘ecosystem services’.

2. Bedford Borough Council (BBC) Landscape Character Assessment (2007, updated in 2014 as part of the evidence base for the 2035 Local Plan).

Headlines: This provides technical guidance and evidence to underpin planning policy and decisions. It has a number of useful specific references to Sharnbrook but has less detailed local mapping or photographs. Sharnbrook is covered by two sub areas (Local Character Areas): 2. Wooded Wolds/2A. Hinwick, and 3. Limestone Valleys/3A. Harrold/Great Ouse. It sets out 10 or so Key Characteristics and detailed landscape descriptions for each area concluding with:

- Defined key positive features/strategic sensitivities of the landscape, - Visual sensitivities, and - Guidelines for development and landscape management.

The detailed extracts relevant to Sharnbrook follow.

2A. Hinwick Wooded Wolds - An elevated Oolitic limestone outcrop which forms part of a limestone ridge extending westwards out of the borough. The landscape occurs over the northern sloping valley sides of the Great Ouse, separating the lowland Harrold-Great Ouse Limestone Valley character area from the undulating Clay Farmland landscapes to the east. The key characteristics are:

• A plateau on Oolitic Limestone with drift geology of Boulder Clay and Glacial Gravel. • Rolling, gently sloping landform cut by tributaries of the Ouse forming subtle valleys. • Small to medium scale landscape with an enclosed, peaceful character. Enclosure consists of thick hedgerows with frequent hedgerow trees of oak and sycamore. • A land use characterised predominantly by arable farming with some pasture. • Significant woodland cover, including several ancient woodland sites, for example Park Wood and Odell Great Wood (SSSI). • Sparse settlement of farmsteads and small villages with limestone as a building material. • RuraI roads cross the area and connect the settlements but large sections of the landscape are accessible only by tracks and footpaths. • Historic earthworks include the scheduled manorial earthworks at Castle Close, Sharnbrook and Bletsoe Castle and the shrunken medieval village at Milton Ernest. • Network of footpaths and bridleways with The Three Shires Way forming an important recreational route crossing the landscape. • Gaps in tree cover provide commanding views across the Harrold-Great Ouse Limestone Valley and rising ground forms a rural context for the valley. • Valley side settlements on the fringe of the adjacent LCA area 2A overlook the character area, such as Sharnbrook and Odell.

The identified key positive features/strategic sensitivities of the landscape, include:

• The tranquil, rural nature of the landscape that is vulnerable to village expansion and increased use of the network of rural roads. • Occasional views across the Great Ouse Valley from south facing slopes W of Sharnbrook.

• The sense of enclosure provided by the undulating landform and hedgerow network. • Views to the largely undeveloped occasionally wooded ridges of the area from the Harrold-Great Ouse Limestone Valley and Oakley- Great Ouse Limestone Valley.

The overall landscape strategy for the area is to conserve the rural landscape of rolling arable farmland with a largely intact hedgerow network, scattered small-scale limestone settlements and farmsteads, and historic earthworks, parks and ancient woodlands and grasslands of high biodiversity value, while enhancing elements of the landscape which are in declining condition.

The landscape management and development guidelines include:

• Conserve and enhance historic field boundaries, replanting hedgerows where necessary. • Conserve the character of rural roads with wide grass verges. Limit urbanising influences and ensure that traffic management is sympathetic to the rural character. • Retain the historic character of the villages by encouraging new development to be sensitive in its design by incorporating existing character details in the style of buildings and materials. • Avoid large scale vertical features disrupting views e.g. across the River Great Ouse Valley, the occasional views to the wooded ridges and to Hinwick Hall and House. • Conserve the largely unsettled slopes above the Great Ouse Valley that form a rural backdrop to this lower lying, more settled landscape.

3A. Harrold/Great Ouse (Limestone Valleys).

The landscape area boundaries are delineated by the change in landform open floodplain met by the sloping side of the Wooded Wolds landscape, to the north and south. The area has lakes on former gravel extraction sites. The key characteristics are:

• Moderately wide shallow valley founded on Oolitic Limestone, with alluvium along the course of the river and Valley Gravel on the level valley floor. • The Great Ouse meanders W to E in a valley lined in places by poplar and willow. • Predominantly arable farmland plus pasture grazed by sheep and cattle. • Medium scale geometric fields are enclosed by hedges with some hedgerow trees. • Restored gravel extraction sites form a series of lakes which are important recreational and ecological resources, as well as components of the GI network. • The River Great Ouse is of significant ecological interest. • The sloping valley sides of the Odell and Pavenham Wooded Wolds provide a sense of enclosure and a rural backdrop to the area. • Settlements on valley edges above the floodplain vary from small to larger villages, with a variety of building materials (e.g. limestone) and modern development. • The tall spires of stone-built churches form distinctive landmarks in views across the valley, within the character area and in the wider valley beyond the Borough. • Rural roads cross the floodplain on stone bridges and distinctive raised walkways. • The Ouse Valley Way long-distance route crosses the landscape.

The settlement pattern and built character includes a number of nucleated villages and hamlets sheltering at the base of the valley sides. Limestone is the main building material with clay tile and occasionally thatched roofs. Red brick, some yellow brick, and blue slates are also present for instance at Harrold. Sharnbrook has a core of older limestone dwellings while housing estates were added during the later 20th century. Mills and bridges form distinctive landmarks linking the settlements to the river landscape and the towers of churches such as at Harrold, Sharnbrook, Carlton and Felmersham are key features in views across the valley.

The identified key positive features/strategic sensitivities of the landscape, include:

• The nucleated, limestone villages with historic cores. • Meadow land and riverside pastures indicating historic land use. • The minor roads and bridges over the Great Ouse which reinforce the rural character. • Open water bodies and habitats providing a recreational resource and biodiversity interest. • Views to the wooded backdrop of the Wooded Wolds. • Views to the spires of churches located on the lower reaches of the valley sides. • The tranquil, rural views across the lakes enclosed by woodland. • Open views across the floodplain to limestone bridges.

The overall landscape strategy is to conserve the historic limestone villages, the riverside features such as stone bridges and mills and the tranquil river flanked by trees and lakes enclosed by woodland belts and ecological diversity. Elements to be enhanced include the field boundaries, riverside pastures and wetland vegetation.

The landscape management and development guidelines include:

• Conserve and enhance the distinctive floodplain landscape/habitats alongside the Great Ouse to enhance connectivity and contribute to green infrastructure network. • Conserve enclosure boundaries, the hedgerow and hedgerow trees, enhancing the network of hedgerows and hedgerow trees where these has become degraded or lost. • Safeguard the landscape settings of the historic bridges and other monuments. • Conserve the rural character of the network of minor roads, discourage the introduction of suburban style materials e.g. kerbs and extensive lighting. • Ensure that new infrastructure for leisure use such as paths, signage and seating is sympathetic in character to the rural setting of the river valley. • Conserve views to church towers and spires. • Conserve and protect the form and setting of the bridges crossing the Great Ouse. • Conserve nucleated villages, avoiding linear extension which threatens identity. • Improve settlement edges where they form an unsympathetic relationship with the open countryside - planting of floodplain woodland is a key opportunity.

3. The Village Open Space Review (Background Paper for the BBC 2013 Local Plan).

3.1 “Important Open Spaces” were reviewed in the Allocations & Designations 2013 Local Plan, updating areas that need to be protected from development in and on the edge of villages with a settlement boundary under Policy AD40 in the adopted Plan (see below). “Open spaces which have particular importance in maintaining the function, character and identity of villages are identified on the Policies Map as Village Open Spaces. Open spaces have been identified as Village Open Spaces/Views where they meet one or more of these criteria: A. They are publicly accessible and valuable to the local community for sport, recreation or amenity space. B. They give identity to a settlement by helping to retain its form and reflect history (e.g. village greens). C. They provide a gap or break in the frontage which contributes to the character of a settlement for example by providing a view into a village which forms part of the village setting, or a view into open countryside establishing the relationship between the form of the village and the countryside beyond. D. Gaps provide visual relief in otherwise built up areas, punctuating the street scene. E The open space assists transition between village & countryside providing a visually pleasing soft edge. Development will not be permitted on land designated as a village open space or view unless it can be demonstrated that the reasons for designation are not compromised or that other material considerations outweigh a need to keep the Village Open Space or View undeveloped.”

Local Plan Considerations

3.2 The 2013 Local Plan will be replaced by the Local Plan 2035 and therefore, this study incorporates a re-assessment of key views and spaces for inclusion in the NP, looking at wider views and landscapes and the potential for designating Local Green Spaces (LGS), where the NPPF criteria can be met.

3.3 The 2035 Local Plan Garden Village topic paper includes the following reference as part of the assessment of Lee Farm Colworth: “There are sensitive nature conservation sites nearby including SSSIs and Ancient Woodland. Works are required to assess the impact on historic environment. This scale of development will have an impact on the locally valued Great Ouse Valley landscape. The design of the scheme will need to take account of these sensitivities and respond to concerns raised through the consultation process. It will also need to reflect and strengthen green infrastructure links and corridors beyond the Borough boundary…” However, The Council conclude that the submitted masterplan is in its initial stages and would need to better reflect some of the considerations highlighted in the Borough Landscape Character Assessment. These matters would be developed further as part of a detailed masterplan if the site were to be allocated.

4. Bedford Borough Council Heritage Environment Record (HER) Sharnbrook extracts.

Sharnbrook Conservation Area

Designated in 1971, with the boundary reviewed in the 1982 Village Plan. The focus is on the historic core of the village, with a tight knit quality of groups of buildings placed hard back along the pavement edge. However, it also takes account of other attractive elements and views out to open country as well as back to it from the village, including: - The confluence of the Sharn Brook with the Gt. Ouse, looking from the north. - Out to the north along Souldrop Road across fields to Toft Manor. - Church Lane towards Odell and approaches from the west, including the Castle Close.

The “General Aim C” in a series of subsequent Village Plans is: “To retain important views of the church and open countryside and of the village from the countryside.”

Castle Close (Scheduled Monument) – a moated site comprising a slightly oval moat about 60m across. It is one of a number of Medieval sites located on the north sides of the Ouse valley, including moats at Bletsoe and Thurleigh and castles at Thurleigh and Odell.

47 No. Listed Buildings

Unscheduled monument: Sharnbrook Windmill, dated 1880, but stopped working only ten years later. Now houses an ornamental clock which is part of a dwelling.

3 No. Archaeological “Find Spots” including an undated slag patch (bloomery) south of Colworth Park Roman and Medieval pottery sherds at Colworth park and a Neolithic arrowhead (chance find during metal detecting).

More detail is available in the Heritage Environment Record Background Paper which is taken from a series of zipped files provided by the Borough Council.

Map showing boundary of Sharnbrook Conservation Area

Summary of key points from related studies It is noteworthy that in each of the existing studies, the need for sensitivity concerning new development, with a strongly implied intent to protect landscapes and key views, is emphasized. The key points are summarised below. 1. A high level (National Character Area) recognition of the important contrast in landscape character between the clay plateau and river valleys. A need to maintain and enhance the balance between urban and rural landscapes, by preventing inappropriate development and promoting the use of local building materials to maintain the character of villages and historic buildings. Working with planning authorities to ensure that development is well designed to enhance landscape character and sense of place. 2. The district level (Bedford Borough Landscape Character Assessment) recognition of the occasional views across the Ouse Valley from south facing slopes west of Sharnbrook and the views to the largely undeveloped ridges of the area as key positive feature which are strategically sensitive. A need to conserve nucleated villages (e.g. Sharnbrook) with the views into and out from them, including views to the spires of churches located on the lower reaches of the valley sides. 3. Locally (Village Open Spaces review/2013 Local Plan) the established policy approach to protecting existing open spaces within the village and sensitive land/views on the edge of the settlement, including: land south and west of Odell Road (N&O), the Sharn Brook (K, G, H) and Kennell Hill (I). 4. Locally (the Conservation Area and Heritage Environment Record) maintain the long- established recognition of the importance of views out to open country as well as back to it from the village, including: - The confluence of the Sharn Brook with the R. Great Ouse, looking from the north. - Out to the north along Souldrop Road across fields to Tofte Manor. - Church Lane towards Odell and approaches from the west, including the Castle Close. In addition, the records show the importance of built heritage (including monuments) to the character of the village, including; history, design, materials and cultural associations.

4. Area Assessments by Steering Group members and local residents 4.1 The surveys used a pro forma summary sheet to assemble survey information in a consistent manner. Small groups carried out the surveys to provide independent assessments of the characteristics of the defined areas of the Parish. Appendix 1 is a copy of the master assessment form. A summary of the 11 sub-areas with a conclusion on the key characteristics and potential planning issues for each of them is in this presented in this section, together with photographs of key points.

10 8 11

9 3 1 8

7 4 2

6 5 6

1 The Conservation Area and older village core 2 Home Close, Manor Farm Way, Norman Rd & Pinchmill Cl.

3 Stileman Way, Towns End Rd., Grange Gdns., Glebe Rise,

Loring Road & Colworth Road and Park Lane

4 Castle; S of Lodge Rd/W of Odell Rd. 5 The School and School Approach (inc. Gibbards Close).

Sub area 1. The Conservation Area and older village core

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics. Sub area 1 primarily comprises the part of the Conservation Area which encompasses the older village core, including the southern part of High Street from Kennell Hill to Sharnbrook House, Park Lane to the east of High Street to the Sharn Brook and St Peter’s Church to the west of High Street. The main thoroughfare through the village, High Street, is relatively narrow along its length along with buildings and hedges on both sides of the street providing a sense of enclosure. It widens out at its junction with Church Lane where an area of green space creates a more open character and provides a link to St Peter’s Church. The area contains a large number and variety of historic buildings. It also includes the village primary school, a pub and a number of commercial properties providing local services. Footpaths along High Street are narrow and the combination of on street parking and traffic is an issue. Potential matters for Neighbourhood Plan policies

• Avoid development that would exacerbate existing highway safety problems, noting a need to protect the character of the historic village and its street pattern because current traffic has a major detrimental impact on the environment. • Traffic management measures. • Avoid development which would adversely impact upon the setting, condition and function of listed and other non-designated heritage assets. • Enhancement of the heritage value of the area. • Potential for village green improvement: rationalisation of street furniture, signage etc.

Survey information PHYSICAL CHARACTER STREET The High Street runs straight, from SE to NW, from the southern junction with east-bound Kennel Hill to beyond the junction with west-bound Church Lane, at which sits the village green. The highway is relatively narrow at approximately 6 metres for most of the route, broadening slightly at the Church Lane junction. Other junctions include Home Close (W), Park Lane (E) and the pedestrian area of St Peter’s Close at the north. A small public car park lies near village green, but street parking is still a problem. For much of High Street there is little street furniture, but this changes around the commercial area near between Home Close and Church Lane where street and shop signs proliferate and are accompanied by telecom company cabinets, road paint, bollards and pillars, litter bins and benches. SPACE From the open vistas south of Thompson’s Corner the High Street mostly has a hemmed-in feel due to buildings and high hedges and walls, though this is broken by open spaces at key points such as the Old Police Station and the junctions with Home Close and Church Lane. The village green area is a wide- open space. There is a further broad open pedestrian area where the St Peter’s Close development connects the High Street to the Church Gate. Boundaries south of the Swan with Two Nicks pub tend to be stone walls or hedges, with an almost unbroken “Green Wall” along the west side to the shop/post office. North of the village green the most notable boundary is the tall and long plain brick wall which shields the gardens of Sharnbrook House. BUILDINGS Sub-Area 1 includes many Grade 2 Listed Buildings and St Peter’s is Grade 1. Buildings along the High Street are mixed residential and commercial, with most businesses located near to the junction with Park Lane. Older properties along the High Street are limestone two storey cottages directly against the pavement, with a mix of thatch, tile or slate roofs. They are practically terraced around the village green and between Park Lane and Home Close, and more detached elsewhere. In between there are Victorian era brick and slate two storey cottages and a few modern houses that have been built in keeping with their older neighbours. A cluster of barn conversions around a yard lie to the east side between the shops and Sharnbrook House garden. Park Lane has old cottages on the south side and a few detached modern houses to the north. Church Lane has a progression from stone cottages to modern houses along its south side, including a modern telephone exchange which sits partly hidden behind a brick scout hut/parish office. GREENERY Significant clusters of mature trees are located at Thompson’s Corner (garden of The Moat House), by the Police Station (framing the view up the High Street), by the Sharn bridge on Park Lane, and by the car park and churchyard. Several stretches of the High Street are lined by tall mature hedges and the clusters of yew in the churchyard are notably attractive. VIEWS WITHIN – Picturesque views of the High Street and old properties at several points. Open views of the church can be seen at Home Close junction and from the village green. OUT- Southwards across the Ouse valley at Thompson’s Corner and north- eastwards across the Sharn Valley at Park Lane.

HIGH STREET VILLAGE GREEN (junction with Church Lane to St Peter’s Close) STREET The High Street continues to run straight, from SE to NW, with a slightly broader roadway north of the Junction with Church Lane. A public car park lies in the NW corner of the junction, but street parking is still a problem. The area around the junction has significant street furniture including street signs, commercial signs, a village name board, litter bins, notice boards, a postbox, a village sign and large green telecoms company cabinets. Concrete and wooden posts along with yellow lines mark the verges. SPACE The village green area is a wide-open space. There is a further broad open pedestrian area where the St Peter’s Close development connects the High Street to the Church Gate. The most notable boundary is the tall and long plain brick wall which shields the gardens of Sharnbrook House. BUILDINGS Buildings around the village green are mixed residential and commercial (curtain shop, bread shop, chemist) and mostly limestone two storey cottages directly against the pavement, with a mix of thatch, tile or slate roofs. A shop is marked 1851. There is a mid-19 cent brick and tile villa to the west side with a low picket fence. A cluster of barn conversions around a yard lie to the east side between the shops and Sharnbrook House garden. GREENERY The village green has small trees and broad grass areas. There are large established trees in St Peter’s Close and in the grounds of Sharnbrook House. VIEWS WITHIN – Picturesque views of street and old properties. OUT- Up St Peter’s Close to the church tower.

Church Lane (to Churchill Close)

STREET Church Lane is a wide curving lane with broad verges running towards the west and south-west. Street furniture is limited to some Victorian style (but modern) street lights, a few signs and verge pillars and some litter bins. A marker plaque is hidden in the stone wall by the car park. SPACE The section has a very light and open feel with gaps between buildings enhanced by the spaces of the churchyard and car park. Street parking does still cause some traffic constriction. Boundaries on southern side tend to be hedges with some buildings set back from the pavement. On the north side a stone wall surrounds the churchyard. BUILDINGS Buildings are primarily residential with a modern telephone exchange located in a dip to the south, a brick parish office/scout hut set back from the road, and the Grade 1 listed church to the north. Mostly two storey construction of limestone with mixed roof types at the village green end (east) with one pair of small brick/slate semi-detached cottages. Going westwards the style changes via rendered/slate roofed houses randomly arranged, to more modern brick houses in wider spaced gardens. Churchill Close cul-de-sac has 6 two-storey chalet style homes circa 1960s. GREENERY Notable tree clusters by the car park and in the churchyard, with a screen of trees hiding the ugly rear of some garages that lie between Odell Road and St Peter’s Close. Nearby is a lawn with a bench and memorial rose garden, north of the road. Several yew trees in the churchyard. VIEWS WITHIN – Street scenes and views of the church.

THOMPSONS CORNER (junction of Kennel Hill and High Street) STREET From the tight 100o corner, High Street runs straight, from SE to NW. It is a medium width (6 metres) with a footpath only on the east. A few signposts to mark the tight corner but few others. A few old wooden telegraph poles. SPACE Boundaries are limestone walls up to 1.5m high. Along the west side of the street they are augmented by large hedges, totalling over 5m height. There is openness around the bend of Kennel Hill, but space is much more hemmed in along the High Street. BUILDINGS A small cottage at the bend dated 1840, stone with small concrete tiles. Cathy to check other dates from the Heritage list of 15+ listed buildings. A mix of 18/19Cent stone cottages and more recent infill. A manor house inside the bend at Thompsons Corner. New 20Cent on west side, set back and elevated above street level but screened by hedges. Limestone cottages on east side direct to pavement, 1 & 2 storeys. Further along on west are Victorian brick and slate houses set back. GREENERY Large cluster of established trees at Thompsons Corner, in garden of big house and in field opposite. VIEWS WITHIN – Picturesque views of street and old properties. OUT- From the High Street south across the Ouse Valley fields.

POLICE STATION

STREET Continues straight to NW. Moderately tight width (circa 6m) with path on east only. Broad entrances to driveway openings. Little street furniture to note. SPACE Properties are set back so the space feels more open. A few gaps between buildings enable sight through to space behind. West side several feet higher than east, which slopes down to Sharn brook valley. Boundaries are mostly stone but iron rail also occurs. BUILDINGS A mix of old limestone cottages, some have been converted in keeping, along with new infill. The Police Station is a landmark on the west side, brick and slate with stone and blue-brick features and a new extension at the rear made in the same style. 20Cent infill houses have been made in style of Victorian brick neighbours. Peach House set well back and down the slope to the Sharn. GREENERY Established trees and hedges along west side. Landscaping at Police Station. Tall evergreen trees just north of police station frame the whole street. West side has a continuous hedge/bush stretch to the shop “A green wall”. VIEWS WITHIN – Fine views of old cottages and the Police Station OUT – Beside Barnholme cottages fine view east across the Sharn valley to high fields beyond.

STONE COTTAGE (junction with Normans Way private road)

STREET The street continues straight towards NW and is of only moderate (6m) width. But now there are two pavements. There are a few speed limit signs and the start of markings on the road.

SPACE Buildings are haphazardly arranged to the road. It feels more open as they are set back on the east now, as well as the west. There is a chapel graveyard that carves out a wide space. Stone and brick walls are used for boundaries, including pillars by the chapel. BUILDINGS Residential but includes a shop/post office. Limestone cottages with small red plain brick tiles. There is the start of thatch roofing on cottages by the shop. There are some brick and slate cottages. GREENERY Edges and bushes but less greenery than further south. VIEWS WITHIN – Only street and building views to note. No OUT views.

HOME CLOSE / SCHOOL

STREET The street continues NW but is notably wider here with a zebra crossing. There is a sudden jumble of street furniture – modern lights; the crossing signs and bollards; two very busy telegraph poles with a web of wires; a bench, rubbish and dog-mess bins; many road signs; multiple business signs (Pub and Hairdresser); wooden posts to protect the verges; road markings for crossing (white) and the bus stops (yellow). SPACE A wide and open junction, amplified by the grass verge, school yard and pub car park. Traffic notably bad at this point (a coach for a school trip was causing mayhem at the time of the survey, with parents unloading kids and suitcases from cars. Could easily have been organised elsewhere). BUILDINGS Residential with a lower school and some commercial. White painted render and thatch cottages, with eyebrow windows. Stone cottages including the oldest school building in the county (the pottery). Some stone building extended using brick to the rear. To the west, old large properties in stone and tile forming the threshold to the Home Close modern development. On the east side two storey cottages in stone and slate or stone and thatch. GREENERY Even less greenery, but a few bushes and grass verges. VIEWS WITHIN – View back SE towards Thompsons Corner notable contrast with no clutter, no street furniture. OUT – Views across rooftops to the Church.

SWAN to the COOP

STREET Continues straight to NW. Very narrow at this point as buildings date from village origins. 2 pavements which are also narrow. Street furniture includes speed signs, road signs, shopfronts, road lines. SPACE Feels very enclosed. Any large vehicle blocks light from pavements and house windows. Traffic congestion is serious and oppressive/intimidating. BUILDINGS Mixed residential and commercial. All properties straight onto the pavement. The pub has quite an ornate style with wooden features. Mostly limestone cottages with thatch or slate. There are brick and slate buildings by the Coop shop. On the west side are small white-painted render cottages with wavy red brick roof tiles (ex-Half Moon pub). On the E side a stone terrace has large stone lintels over doors/windows (replaced red-brick lintels before??). A mews on the W leads to two C20 homes and an extension behind the vets. GREENERY Virtually non-existent. VIEWS N/a 22

PARK LANE (from High Street to the Sharn)

STREET Runs straight from SW to NE, start high and dropping circa 6m to the Sharn. Reasonably broad but cars parked along south side restricts to single file. There is only pavement on the south side. A few street signs and road lines, and there are two Victorian street lamps. SPACE There is an open feel all along the north side with grass verges and separated houses set well back behind low stone walls. On the south side terraced cottages set straight onto the path give a more hemmed-in feel, but that lessens near the Sharn bridge with gardens in front of cottages. BUILDINGS A real mix of materials. There are cottage businesses at the High Street end (florist and a closed shop) and the Methodist Chapel near the lower end. Two storey cottages along the south side in limestone and thatch or render with brick tiles. 20Cent bungalow and two houses on north side. The chapel is brick and slate with stone features. GREENERY Broad grass verges on north side leading down to views across fields and established tall trees at NE end. VIEWS WITHIN – street view and cottages OUT – through gaps between cottages across fields to the south. Attractive vista across Home Farm pond to the north.

Photographs Photograph 1. North western end of High Street

Photograph 2. South western end of High Street

Photograph 3. Same location; historic roads/footways, old properties and modern-day traffic.

Photograph 4. Junction of High Street and Church Lane

Photograph 5. View of church from High Street along Church Lane

Sub area 2. Home Close, Manor Farm Way, Norman Rd and Pinchmill Close

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics Sub area 2 is located immediately to the south west of the village core and vehicular access to it is primarily from two roads leading off High Street. It is a primarily residential area of largely 60’s and 70’s development characterised by a mix of housing types which are primarily open plan with the low density with wide roads and grass verges providing a sense of spaciousness. There is elderly persons housing on Pinchmill Close. An area used for allotments is accessed from Church Lane with an area of open space adjacent. There are also other incidental open spaces within the residential area. There is a significant tree belt to on the south east edge of the sub area. A public footpath runs through the area providing a connection to Church Lane to the west and to the Ouse Valley Way footpath to the east. Beyond the residential development is open land to the south and east which slopes down to the Great R. Ouse valley. Potential matters for Neighbourhood Plan policies

• Value of the spacious character and the mix of the residential development. • Maintenance and further improvement of the connectivity provided by footpaths. • Importance of the open spaces, including incidental open space and the allotments. • Landscape value of the tree belt along the eastern side of the sub area. • Impact on highway safety of the substandard junction of High Street and Norman Road. Survey information PHYSICAL CHARACTER

STREETS/ROADS Home Close and Norman Road are accessed from the High St. Entrance to Home Close forms a quick transition from the old village. Roads are straight with right-angle bends. They are wide with wide verges and properties are set back from the road giving a sense of space. There are no overground services and lampposts are sparse. 26

Normans Rd is a narrow street which, despite difficult access to/from the High St, along a small section of private road, feels part of the old village. SPACE and BOUNDARIES Wide roads and verges give a sense of space in Home Close. Many properties do not have boundary walls or hedges to the front, though some have close-boarded fencing. Within the area are significant spaces: a large allotment area, a small park next to it and several pocket parks between the properties. The SW edge of the area is formed by the line of an old hedgerow which forms the boundary of the village and hides the properties from the surrounding countryside. The properties on the SE edge back on to a dense wooded area which also shields the village from that direction. The area includes significant variety from the older properties on Normans Road to the allotment area which forms a significant proportion of the whole plot. BUILDINGS The area is entirely residential with some elderly person’s housing off Pinchmill Close. All the properties in the Home Close area are of 1960/70s style with significant variety of large detached, medium-sized detached and semi-detached houses. There are not terraced houses. Properties are generally constructed of modern bricks with concrete roof tiles including a wide variety of brick types, large windows and generally in good condition. Many properties have attached garages and/or good off-street parking. Some have had extensions constructed in sympathetic style. GREENERY & LANDSCAPE FEATURES Wide verges and many trees including ornamental trees in the verges and front gardens: cherry, birch and ash. There are some large mature oak and birch trees dating from, or possibly before the development itself. The open spaces around the park and allotments are planted with small trees. This area is on a slight incline up to Odell Road. There is a slight incline up to Home Close from the High St. Then the land drops down towards the SW corner and the fields beyond. VIEWS (within the space/street/area) Views within the area are generally limited though there are occasional views of the church. Wider views of the surround countryside are very limited VIEWS (beyond the space/street/area) Wider views of the surround countryside are very limited though there us a view down towards the Ouse Valley from the public footpath that leaves the area at its S corner.

EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS:

ASSOCIATIONS (Buildings of particular historical or other association) The area is well interconnected. There are numerous footpaths through the area which are used regularly by residents (including residents from outside the area) to access village facilities, for accessing the countryside beyond, for dog walking and for accessing the allotments and park. The Manor House and property opposite are of historic interest, being part of the old village. Along Normans Rd there are signs of former industrial use. The open area to the SE of the allotments is being used for new allotment plots to meet the continuing rise in demand. LIGHT/DARK: (Shading, time of day/night, weather conditions) The assessment was carried out at mid-day on a cold day in March with plenty of light. 27

NOISES & SMELLS: Man made/natural No particular noises or smells were present at the time of the assessment. Being close to the fields the sounds of bird scarers can be heard during the spring and summer months. SUMMARY - KEY QUALITIES & ISSUES: (these must relate to potential planning policies) 1. Spacious development. 2. Good connectivity by footpaths. 3. Good mix of housing styles and types. 4. Poor connectivity by road. 5. Bounded by trees and hedgerows at the edge of the village SPA. 6. Includes areas for recreation (parks), village facilities (allotments) and housing. Surveyors - Bill Pinfold, Rebecca Holt, Nick Wood, Joanna Wood, Roy Willey, Stephen Bayliss, Cathy Henderson, Roy Willey. Date/time of survey 17 Mar. 2018 11.30am - 12.30pm. Photographs Photograph 5. View over open space within the allotments towards the church

Photograph 6. View of Home Close from High Street

Sub area 3. Stileman Way, Towns End Road, Grange Gardens/Rise, Loring Road, Colworth Road and Park Lane

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics Most of sub area 3 is located immediately to the east of the village core and is bounded by High Street, Colworth Road, Lodge Road and Church Lane. It also includes the western of Park Lane which is to the east of High Street and there is some overlap with sub area 1. The area bounded by High Street, Colworth Road, Lodge Road and Church Lane is largely residential. It is characterised by spacious development, with a mix of housing types and ages. The properties are generally set back from the road providing a sense of space with significant areas of incidental open space contributing to this. The area is well treed which further contributes to the character. The sub area also includes St Peter’s Church which stands in a substantial churchyard and the village hall and playing field, tennis courts, bowls club and play area. The church is a landmark and views of it can be obtained from several locations in the sub area. Potential matters for Neighbourhood Plan policies

• Importance of the playing field and the incidental areas of open space. • Value of the spacious character and the mix of residential development. • Importance of views of the church, the church yard and its’ landscape setting from within the village. Survey information PHYSICAL CHARACTER

STREETS/ROADS Roads are generally wide and curving with wide verges. The area is built on an irregular pattern. There are very few overhead telephone lines, apart from those on Church Lane and

Lodge Road. Church Lane is a main route for East/West traffic to/from the village.

Access from the High Street to Loring Rd and Stileman Way are narrow entrances and mark a significant change in character from the old village. The roads around Townsend Rd and Glebe Rise are narrower and there are several cul-de-sacs – Perring Close, Townsend Rd, Grange Gardens, Cox’s Close and Lodge Close. Loring Road and Stileman Way offer road access through the area. There are a few paths through the area offering good pedestrian interconnection between different roads and the playing fields and tennis courts, and from the High St to Stileman Way. In contrast interconnection by footpaths East/West is limited. SPACE and BOUNDARIES Spacious development bounded by the older village to the North and East, (with some older properties including historic buildings of Twin Lodges and North Lodge), and Colworth Estate and Castle Close woodland area to the West and South.

Generally wide verges with properties set well back from the road. There are many pocket parks and small parks, and some have tall mature trees growing in them providing changing views as you move around the area. Most properties do not have boundary walls, fences or hedges at the front which adds to the sense of space. Road intersections have large curves and verges also adding to the sense of space. However, there are some parts which are distinctive – at the bottom of Loring Rd tall hedges bound the front gardens and there are no verges giving the area more intimate feel. At the top of Loring Rd front gardens are bounded by low walls or fences. On Church Lane the front gardens are large and bounded by fences. One side of both Townsend Rd and Grange Gardens have a row of terraced houses with tall brick walls in front of them. On Glebe Rise and Perring Close, there are low brick walls between front gardens and the road. Many roads have off street parking, and there are some small public parking places and garage blocks, but many of the narrower roads are filled with parked cars. BUILDINGS Within the area there is strong coherence to the building styles, but with lots of variety. All is domestic housing with houses built of brick of varying types with some rendered. Most houses are of a 1960/70s style presenting a mix of detached, semi-detached, bungalows and terraced houses. Some have extensions to porches or the sides of the properties.

The area is bounded by older houses. Along Church Lane there are large detached houses, including The Beeches which has a particular architectural character. One new house, in sympathetic style has been built on the plot of a larger property.

Along The Drive a row of 1960/70s houses face the Church opposite. Terraced-style properties are on Townsend Rd, Grange Gardens and at the bottom of Colworth Rd. Glebe Rise is a mix of mostly bungalows with some large detached houses at the end. Stileman Way has some large detached houses looking on the playing fields. Colworth Rd also has some large detached houses looking onto Colworth Estate and towards Tofte Manor. Some of these have large floor-to-ceiling windows to the front on the ground and second floors. These give way to a row of bungalows at the top. A small group of chalet-style houses on Lodge Close are visible from a wide area across the playing fields and are a distinctive feature. The buildings on Lodge Rd are extremely varied in character, many having had significant extensions including some former bungalows which have had large extensions into the roof-space. 30

GREENERY & LANDSCAPE FEATURES Many large, mature trees: ash, birch, beech line the roads, particularly on Church Lane, The Drive, Lodge Road and Colworth Rd. A group of tall mature cedars in between Stileman Way and Townsend Road are a particular feature giving hints that this might have been an old park landscape. Some large, graceful birch trees on Glebe Rise, Loring Rd and at the corner of Townsend Rd and Stileman Way. The land is gently falling from Lodge Road down the High Street, sometimes quite steeply as at the bottom of Loring Road and down Colworth Road, and on Stileman Way more gently sloping down to the village. The wide-open spaces of the playing fields, playground, tennis courts and bowling green are a major feature, where the village comes together to watch or take part in sport or attend functions at the Village Hall or socialise at the Clubhouse. There are many small parks and verges with mature trees. VIEWS (within the space/street/area) Strong coherence to the building styles but with lots of variety. Open views across many of the streets/roads towards the different areas and to focal points of the playing fields and the Church steeple. VIEWS (beyond the space/street/area) The church can be seen from most parts of the area. Being on higher ground, there are views of the village High Street from several points. From Glebe Rise there are views North across the High St and then up across open grazing land towards Halsey Woods and Winsey farm. The wide-open area of the playing fields offers views towards Castle Close from Stileman Way. The best views of the Church are from The Drive, offering views of the tower and steeple with the surrounding trees. From Colworth Rd there are views up towards Tofte Manor and toward the Colworth Estate. EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS

ASSOCIATIONS (Buildings of particular historical or other association) The Beeches, on the corner of Church Lane and Lodge Road, is an old house of character, brick built and with unusual design features which makes it stand out compared to surrounding properties. Other interesting historic buildings on the boundary to this area include: Castle Keep on Lodge Road, Twin Lodges and North Lodge at the entrances to the Colworth Estate, The Old Vicarage on High Street and St Peter’s Church. These older buildings create a feeling of connection to the old village even though nearly all the other properties in the area date from 1960/70s. LIGHT/DARK: (Shading, time of day/night, weather conditions) Assessment conducted between 12 and 2pm, Saturday 24 March 2018. Overcast, dry. NOISES & SMELLS: Man made/natural Sounds of birdsong, traffic from Church Lane, church bells, ice cream van and distant trains on the main line between London and Leicester. During the summer sounds from the playing fields and children’s playground would be heard across much of this area. During the spring and autumn, the floodlights on the tennis courts are often on. SUMMARY; KEY QUALITIES & ISSUES: (these must relate to potential planning policies) 1. Spacious development with coherent although varied style. 2. Bounded by the older village and some older properties (including historic buildings of Twin Lodges and North Lodge), Colworth Estate and Castle Close woodland area. 3. Contains the Playing fields and Village Hall – both key village facilities. Names of surveyors Joanna Wood, Nick Wood. 24 March 2018 between 12:00 and 14:00.

Photographs Photograph 7. View towards church from Grange Gardens

Photograph 8. View looking west along Colworth Road

Sub area 4. Odell Road, School Approach, Fox Hedge Way, Dolcey Way, Wood End Close, Yelnow Lane

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics Sub area 4 is bounded by Yelnow Lane, Lodge Road, Odell Road and School Approach. Odell Road is part of the main vehicular route into Sharnbrook from the west. Both Odell Road and School Approach form the edge of the village. Yelnow Road is narrow and only leads to the Colworth Estate. The area is primarily residential with substantial older properties on Odell Road. The more recent development accessed off School Approach is high density and markedly different in character to other parts of the village. The sub area also includes the Gibbards Close housing development which is accessed from Yelnow Lane, which lies to the north of the school. There are areas of incidental open space within this development, but it is generally lacking in soft landscaping. Sharnbrook Academy and the sports centre are located to the north of this area (within sub area 5) and solely accessed from School Approach and create highway safety and parking issues in the vicinity. In the north of the sub area, to the south of Lodge Lane is a large open area known as Castle Close. To the west and south of the sub area is open countryside and views over this are afforded from School Approach and Odell Road. It should be noted that the survey information for sub areas 4 and 5 includes a degree of overlap in both the key characteristics and the potential matters for Neighbourhood Plan policies.

Potential matters for Neighbourhood Plan policies

• Traffic and on street parking generated by the school and need for traffic management. • The need for Castle Close to be protected (as a potential Local Green Space). • Importance of play areas and incidental open space. • The layout and design of housing north of School Approach, is too high density and over-urban in character, with insufficient parking. • Visual links from Odell Road and School Approach to areas to(sub areas 5 and 6). Survey information PHYSICAL CHARACTER

STREETS/ROADS Odell Road- busy, straight, open hedgerow bounded. School Approach, straight, open, traffic calming measures. Fox Hedge Way, Dolcey Way, Wood End Close, narrow, twisty, many junctions and cul-de- sacs, bollards to restrict pavement parking, some areas blockwork not tarmac. Yelnow Lane, narrow hedgerow bounded. Gibbards Close/Nightingale Way – narrow roads with blind corners leading to dead end. Lamp-posts, bench. SPACE and BOUNDARIES Odell Road bounded by hedgerows. School approach is bounded by a wooden rail fence on the west side and a palisade fence on the east side after Fox Hedge Way. School approach up to Yelnow lane is along a farm track and footpath bounded by arable fields on the west and a small woodland with a collection of substantial ponds on the right, extensive landscaping on school approach, open, big sky and long views to Ouse valley, Odell and Chellington churches visible. Fox Hedge Way, Dolcey Way, Wood End Close is a complete opposite, narrow streets, footpath both side but no verges with continuous rows of mixed 2/3 storey town houses set at street side with minimal or no front gardens uniform in design and feeling very enclosed, narrow lanes lead to garages behind the houses, plot boundaries are 2m brick walls Yelnow Lane is essentially a narrow minor country road. Gibbards Close/Nightingale Way – intimate, crowded. Walls, railings and fences for boundaries, Mock Georgian Square layout, with play areas in centre, uniform street lighting. BUILDINGS Sharnbrook Academy forms a major part of the area with a large selection of 2/3 storey buildings with quite pleasing designs executed for the most part in matching brick, several of the school facilities ((sixth form centre, sports complex and music centre) are shared as community resources and there are extensive playing field and tennis court areas on two sides, The former school farm border to the north and is now reverting to scrubland.

Fox Hedge Way, Dolcey Way, Wood End Close is a 2006/7 build that has put a high-density town house type development in a village setting, there are a mix of 2/3 and 4 bedroomed houses on 2/3 stories, linked, semi-detached, detached and two small bungalows, all set in a series of squares. Construction is uniform in an antique effect brick and uniform door/window designs. All are set at or near street side, where there are attached garages there is often no driveway long enough for a car, so cars not garaged obstruct the footpath.

There is clearly inadequate parking so that even on a mid-weekday morning there was significant street parking on the narrow roads. Bollards prevent pavement parking but make for large wasted areas at the intersections There is only one access to the estate (onto School Approach) so congestion must at times be high. Residents report bin men have a very difficult job to manoeuvre on bin days. GREENERY & LANDSCAPE FEATURES The south end of School approach is attractively landscaped with islands of ornamental shrubs and the approach itself has a row of mature ornamental trees School Approach up to Yelnow Lane crosses arable land with a long hedge row/ thicket and an sizeable path of woodland on the left, this woodland contained a series of large deep ponds. At the top boundary with Yelnow Lane it connects with an area of ash/oak/hazel woodland owned by the borough council, steady incline upwards towards Yelnow Lane from 50m to 80m contour line. Yelnow Lane is bordered with a mature hedgerow on the south side and band of woodland on the north side. This is s section of the Ouse Valley Way long distance footpath. Fox Hedge Way, Dolcey Way, Wood End Close have two small, enclosed green playing areas, but otherwise no significant greenery, only a couple of the outlying houses have any front garden, no visible trees. Gibbards Close/Nightingale Way – trees, green areas, good landscaping individuality in small front gardens. Gradient SE down to and around the estate. VIEWS (within the space/street/area) Long views south and west from School Approach and on the track to Yelnow land, restricted to the east by the thicket and woodland, intermittent views of the school buildings No views on Yelnow Lane, restricted by hedgerow and woodland. Very short sight lines in the Fox Hedge Way, Dolcey Way, Wood End Close. Uniform brick and concrete tile roof lines, many blind corners which must add to congestion issues. VIEWS (beyond the space/street/area) Long views south and School Approach over Ouse Valley, improves as you climb because you get above hedgerows on Odell Road and you then add in a very good view West that includes Odell Church and Chellington Church and to the north to the wind turbines at Podington. No long views in rest of area. EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS:

ASSOCIATIONS (Buildings of particular historical or other association) School/sports centre are a focus for many in the village. Major employer/source of traffic. Openness and rural quality take over as soon as you look west. Enclosed nature of Fox Hedge Way jars, comparison with new but equally dense Long Furlong development on Mill Road is striking, Long Furlong is better in every way. LIGHT/DARK: (Shading, time of day/night, weather conditions) Overcast but light day 10:00-12:00, misty in distance. NOISES & SMELLS: Man made/natural Traffic on Odell Road, birdsong in woodland area, ducks on pond area. Resurfacing work on School Approach. SUMMARY - KEY QUALITIES AND ISSUES: (these must relate to potential planning policies) 1. School traffic issues. 2. Rural nature/large green space on our doorstep, attractive circular walks. 3. Dense town house developments are out of keeping with rest of village. Names of surveyors - Stephen and Peggy Bayliss. 13th April 2018 between 10:00 and 12:00.

Photographs Photograph 9. North east side of Odell Road

Photograph 10. Gibbards Close housing area

Sub area 5. The School and School Approach

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics Sub area 5 includes Sharnbrook Academy, associated playing fields and a sports centre accessed from School Approach. The Academy forms a major part of the area comprising 2/3 storey buildings. Several school facilities (sixth form centre, sports complex and music centre) are shared as community resources and there are extensive playing fields and tennis court. The remainder of the sub area is west of the built-up area and is rural. This is agricultural but includes a large pond and woods. A public footpath crosses the area leading to Yelnow Lane. Potential matters for Neighbourhood Plan policies • The need for Castle Close to be protected (as a potential Local Green Space). • Highway safety issues on Odell Road and School Approach, particularly at school arrival and departure times, exacerbated by narrow pavement (one side only) on Odell Road. • Protection of key views to the south across the Ouse valley to four churches, from the public footpath which runs west from the Odell Road/School Approach roundabout. • Importance of the community facilities provided by the Academy and the sports centre. PHYSICAL CHARACTER

STREETS/ROADS

Odell Road – main wide road into village and connecting other villages to A6, busy even at mid-afternoon. Narrow footpath next to road on NW side only with no intervening verge. Bus stops, bins, post box, 30mph speed indicator, lamp posts, bench, overhead cables for electricity and telephone., very busy at school times. Lodge Road – straight, fairly narrow. Junctions with Odell Road and Yelnow Lane. Single footpath with grass verges between path and road, overhead cables, bus stops. Yelnow Lane – narrow, leads to Colworth estate. Initially wide, but tops at Gibbards Close. SPACE and BOUNDARIES

Odell Road – open and spacious. Large plots, houses set back from road, mix of hedges, walls, fences and trees for boundaries. Lodge Road – closed because of tall trees and hedges (especially ornamental species hedges Laurel, Yew, Beech). Large plots, houses set back from road. No street lighting. Yelnow Lane – woodland on both sides makes it close. Lighting only as far as Gibbards Close. BUILDINGS Odell Road, diverse, Victorian/Edwardian semis, and detached villas some with surviving coach houses, large detached houses on large plots, house names rather than numbers, 1930's/40's brick and stone. Good condition, extensions and alterations. Driveways parking. Lodge Road, diverse, –some large detached houses at Odell Road end, set back on large plots, plenty of driveway parking, large bungalows and 1960/70 semis and detached at Yelnow Lane end set back on large plots. Uniform layout but each house has individual style. Bowls, tennis and cricket clubs, village hall with defibrillator on wall, playing fields. Gibbards Close/Nightingale Way – 2007 high density, 3 storey semis and detached, some terraced, uniform appearance; brick, garages and parking areas, small gardens, play areas.

GREENERY & LANDSCAPE FEATURES Odell Road – Natural hedgerow and trees on SE side, shrubs, Front gardens often landscaped with several ornamental and a few surviving mature trees, level road. Significant potential Local Green Space at corner of Lodge Road and Odell Road with many mature trees, this is not managed, and the understorey makes for lots of wildlife, birdsong very noticeable here. Lodge Road – Trees, hedges and wood, slight gradient. Playing fields are valued open space. Yelnow Road – woodland on both sides. Slight gradient up to W. Castle Close – Diverse, many habitats dense woodland with all-weather path to Yelnow Road with Lodge Road. Pond, grassland, open areas, medieval earthworks, moat and mound, blackthorn thicket, woodland areas managed Too many mature trees and little understorey due to shading, benches, bins, much wildlife, saw wren and heard woodpecker in survey. VIEWS (within the space/street/area) Odell Road – wide but fairly short, trees and shrubs, diversity of trees and rooflines. Lodge Road – narrow, long view to end of road. Yelnow Road – narrow because of trees, short view along the road. Gibbards Close – Very short sightlines and channelled around the estate. Castle Close – short views because of dense woodland, school buildings and fields, back of Gibbards Close/Nightingale Way. VIEWS (beyond the space/street/area) Odell Road, Long view from roundabout SW along Ouse valley and SE to Felmersham church, Lodge Road, Long view over playing fields to church and conservation area. EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS: ASSOCIATIONS (Buildings of particular historical or other association) Castle Close archaeological site and diverse local green space. Playing fields, tennis/bowls club and sports club form a nucleus for village social activity. Conservation tasks and botanical surveys of Castle Close.

LIGHT/DARK: (Shading, time of day/night, weather conditions) 2pm-4pm Light, cloudy with sunny intervals breezy, cold. NOISES & SMELLS: Man made/natural Traffic, birds (especially at LGSD and on Castle Close), church bells, people (especially as school closed) ,trains (from Lodge Road), machinery (from building alterations on Lodge R). SUMMARY - KEY QUALITIES & ISSUES: (these must relate to potential planning policies) 1. Traffic flow along Odell Road, school times, too many people for the path infrastructure. 2. Size and quality of LGS and Castle Close, especially given proximity to conservation area. 3. Dissonance of Gibbards Close/Nightingale Way development. 4. Centre of social activity around Lodge Road. Names of surveyors - Steve Bayliss and Rebecca Bolt. 20 March 2018 between 1:45pm & 3:30pm. Photographs Photograph 11. View of Dolcey Way

Photograph 12 View from south east towards school

Sub area 6. The River Great Ouse Valley

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics Sub area 6 is located to the south west of Sharnbrook. It is bounded to the north by Odell Road, to the west by causeway and to the south by the R. Great Ouse which forms the southern boundary of the Neighbourhood Plan area and to the east by the Mill Theatre. It is an extensive open area which primarily comprises agricultural land and the floodplain and water meadows of the R. Great Ouse. The railway crosses the valley on a viaduct towards the eastern end. Two footpaths cross the area which provide access to the valley and a footbridge enables the Ouse Valley way footpath to cross the river. To the east of the sub area are the Felmersham Gravel Pits Nature Reserve. The south side of Odell Road which forms the northern edge of the sub area is open and provides views across the valley. There are also open views across to Ouse Manor and the river valley from Mill Road. Potential matters for Neighbourhood Plan policies • Importance of long views across the river valley and beyond from Odell Road. • View from Mill Road of river valley and Ouse Manor. • Overall landscape quality of the river valley which is derived from its distinctive floodplain/water meadows. • Value of the Felmersham Gravel Pits Nature Reserve which provides a recreational resource and biodiversity interest. Survey information PHYSICAL CHARACTER STREETS/ROADS Odell Road – main road linking villages windy, no footpath, road signs, wall marking entry to village. Causeway – straight, narrow, minor country road between villages, no footpath until causeway, road signs, flood plain section near bridge with 3ft raised footpath. Kennel Hill – narrow, busy, blind corner into High St main link between Sharnbrook and A6, single footpath no verge till Godfrey Lane, bench, bins, street cabinet, overhead electricity and phone wires.

Mill Road – narrow, busy, main link between Sharnbrook and A6, single footpath that changes sides at railway bridge, with no verge bench, post box, water pump near industrial estate, avenue of trees between railway bridge and A6. SPACE and BOUNDARIES Most this area is open arable or grazing fields with flood plain/water meadows at river side Very open fields. Hedges along roadside and houses. Kennel Hill – private/enclosed on North side, open to fields on south side. Mill Road – open space on S side between Kennell Hill and railway bridge and on most of N side between bridge and A6. Spacious houses, set back, except older cottages near bridge. BUILDINGS Between School Felmersham bridge no buildings in view except Anglican churches at , a few houses on Felmersham side of river and on Odell Road. Kennel Hill, large old detached houses with high walls, hedges and gates, unique styles, named not numbered, renovations, stonewalls good condition, Historic listed building (Ouse Manor) on south side. Mill Road. Diverse, between Kennell Hill and railway bridge mix of 1940s to 1980s houses, mix of bungalow and two storey, mostly detached on large plots with houses set back on plots, a few semi-detached, small dense starter home set at Templars way corner and two dense new development of 4-5 bed houses on small plots on north side Small cluster of old stone houses set right on road around railway bridge. Between railway bridge and A6, two small groups of semi-detached houses, interspersed with older detached bungalows and houses , all set back on plots with landscaped gardens old mill developed into small Industrial estate and theatre, new small development (eco houses) on south side GREENERY & LANDSCAPE FEATURES Rural, green, arable and grazing fields slope from Odell Rd down to river, winter flooding cuts off road and field access), road has depth markers and raised causeway for foot traffic . Pinchmill Islands connected by footbridges form a pedestrian access across river which may be cut off in winter floods. Felmersham Gravel pits nature reserve both sides of Causeway. River Ouse parallel to and south of Mill Road with a weir and a scenic railway viaduct. Mature trees and hedgerows. Public access, network of footpaths including part of long-distance path (Ouse Valley Way). VIEWS (within the space/street/area) In west of area, wide, long views across fields. Short range views across nature reserve to Sharnbrook and Felmersham, across Mill Road to Ouse Manor and railway viaduct, across Mill leat and pond to Mill Theatre and restaurant. VIEWS (beyond the space/street/area) Extensive views along and across Ouse valley Long, wide open areas. Views of Felmersham and Sharnbrook Churches, some very attractive and distinctive houses, caravan park across the river at Pavenham EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS:

ASSOCIATIONS (Buildings of particular historical or other association) Mill Theatre, Ouse Manor, Pinchmill Islands (children’s hangout). Excellent local circular walk. LIGHT/DARK: (Shading, time of day/night, weather conditions) Overcast with sunny intervals, breezy, mild. NOISES & SMELLS: Man made/natural Birds, traffic, planes, bird-scarer, sheep, trains (saw grass snake, heron, geese, egret & swan). SUMMARY; KEY QUALITIES & ISSUES: (these must relate to potential planning policies) 1. Essentially rural; nature, biggest subarea in village boundary. 2. Nature reserve, wealth of wildlife. 3. River and flooding, regular winter occurrence. 4. Excellence of eco house development on Mill Road. High density but preserved open nature of neighbouring house and views. 5 A place where people work as well as live. Surveyors - Steve Bayliss, Rebecca Bolt, Frances Woodward. 3rd April 2018 - 2pm to 4:30pm Photographs Photograph 13. View south west from junction of Mill Road and Templars Way

Photograph 14. View of Mill Theatre, Mill Road

Sub area 7. Station Road and Britton Close (the “Railway triangle”)

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics Sub area 7 is bounded by Templars Way to the north, the railway line to the east and Mill Road to the south west. The area has mixed uses, including both residential and business. Alongside the railway at the end of Station Road the former station site has become an area developed for small business units and the former Station building has been restored. The residential area off Station Road was constructed in the 90’s. The sub area generally has an open feel as it has open land to the north and west but the development on Britton Close etc itself is quite high density. A doctor’s surgery is located at the junction of Templars Way and Mill Road. The development on Mill Road is primarily residential and includes a mix of house types and styles. New affordable housing has recently been developed on a site on the north side of Mill Road, east of the railway bridge. There are views from Mill Road westwards across the valley. Potential matters for Neighbourhood Plan policies • Highway issues created by road layout on Station Road and the mix of uses in the area. • Impact of further infill development on the character of the area. • Impact of noise from the railway line. • Impact of parking generated by the doctor’s surgery. Survey information PHYSICAL CHARACTER

STREET The western point of the sub-area is a broad and open junction with a triangular island where Templars Way meets Mill Road. Street furniture is considerable at this point, with several road signs, road markings, a bus- shelter, post box, phone-box and telegraph poles as well as the signage and furniture of the nearby Fordham Arms pub. Templars Way runs 250m to the NE and is a ramp rising 10m to a railway bridge with an electronic, wind-powered warning sign. Station Road is level and runs due south of and parallel to the Templars Way ramp, linking to a private no-through-road which turns to the SE beside the railway lines. It has a red-and white security pole across the entrance and has parking spaces, red-line road markings and large stones to prevent parking on gravel verges. Britons Close is a 300m long level residential cul-de-sac off Station Road to the south, with three small spurs running off. There are two further cul-de- sacs to the south of Station Road, being Station Road Nos 1-5 and Tythe Close. These residential roads have very little street furniture and notably no telephone wires above ground. Where Station Road links to Templars Way there is a car park for the village Doctor’s Surgery. Mill Road is a broad lane, one of the main routes into the village. It has properties and a single footpath to the north and open fields to the W & S with two small clusters of properties near the railway underpass. There are wind-powered electronic warning signs and Network Rail has metal fencing, power cabinets and warning signs where Mill Road dips under the tracks. SPACE Sub-area 7 has an open feel helped by being surrounded mostly by fields. Houses on Brittons Close and the other residential streets tend to be set back from the pavement, though the placing of garages in front of some houses gives each home more privacy, yet makes the street feel narrower. A small grassed area has been left at the closed end of Brittons Close. Gardens are well established and whilst rear gardens tend to be bounded by tall walls or hedges, front gardens are mostly left open. Between the industrial area and the Brittons Close residences very tall leylandii have been grown to act as a noise barrier. BUILDINGS This is a mixed-use sub-area. The private road has very modern square one/two storey industrial units and a yard with large stacks of building materials, with the old renovated station building as a stand-out feature. The houses in Brittons Close and Station Road are all two storey late-20th century homes of yellow brick and brown tile. Nearly all of the homes have a garage and ample parking space. Some garages are in blocks. Three houses on Tythe Close along with the Surgery and two houses on Mill Road are of slightly later date, in darker red brick with tile. Proceeding southwards along Mill Road the buildings are all residential, of a variety of styles including two-storey and bungalow homes, some semi- detached. Finishes include brick, render and stone-dashed. Three new long driveways have been made to give access to four new houses built as in-fill in gardens behind the main housing line. Where Mill Road turns eastward two new in-fill developments have been built giving ten large two-storey houses set back from the road. When viewed from Brittons Close these seem somewhat over-bearing on some of the houses there.

GREENERY There are well established hedges along Templars Way and Mill Road and throughout the residential area of Brittons Close. Several gardens have small to medium sized trees, but large trees are mostly outside the sub-area. VIEWS WITHIN – N/A OUT- From the Templars Way ramp, northwards across open fields. Along Mill Road, Southwards across the Ouse valley and across the core of the village. The Huf Haus is visible at this time of year.

EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS:

ASSOCIATIONS One of the old railway station buildings has been renovated and now houses the education management branch of British Rowing Ltd. LIGHT/DARK At the time of the survey (early p.m.) the weather was overcast and showery casting a dull light on the area. NOISES & The railway causes frequent noise disturbance across sub-area 7 and SMELLS residents have grown very tall hedges as a preventive measure at the boundary with the private road industrial estate. SUMMARY; KEY QUALITIES & ISSUES: (these must relate to potential planning policies)

1. This is already a medium-density housing area, bordering on being high-density. Any further infill could be detrimental. 2. Noise from the railway. 3. Haulage traffic to and from the roofing supplies yard has difficulty manoeuvring in Station Road. 4. Limited parking at the Surgery.

WALK ON 4 APRIL 2018 From 13:30 to 14:45 Bill, Cathy, Roy Photographs Photograph 15. View of Brittons Close

Photograph 16. View northwards along Mill Road

Sub area 8. Rural areas SW A6 & Mill Rd/Templars Way & NE of sub area 6

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics Sub area 8 is a relatively large area to the east and north east of Sharnbrook. The A6 runs approximately north-south through the sub area which comprises a triangular area of land to the west of the A6 bounded by Templars Way to the north and Mill Road to the south. The remaining part of Area 8 lies to the east of the A6 extending from the junction with Mill Road to the south and up to Temple Wood at the north east boundary. The land to the east of the A6 is predominantly agricultural two farms and three areas of woodland and there is a feeling of openness and tranquillity. The land to the west of the A6 is also predominantly agricultural and includes a farm, some houses and an industrial unit along Mill Road. There are a number of houses scattered along the length of Templar Way between the railway and its junction with the A6. The A6 is a busy trunk road carrying through traffic. It has two laybys within the sub area and the view from the layby on the western side of the carriageway provides views over Sharnbrook. There are public footpaths east and west of the A6. The land rises to the north east and from the public footpath and there are views westwards towards Sharnbrook. Potential matters for Neighbourhood Plan policies • Landscape quality of the area to the North East of the A6. • Views towards Sharnbrook from footpath at high point in NEand from the layby on A6. • Impacts of the level of traffic on A6.

Survey information PHYSICAL CHARACTER STREET The main A6 is the major roadway within sub-area 8. There is also Riseley Road which exits the A6 and runs in an north easterly direction through to the Sharnbrook Parish Boundary, a short distance past Pippin Wood. Bourne End Road runs to the east of the Sharnbrook Parish Boundary and meets Riseley Road a short distance from Pippin Wood. There are a number of public footpaths in the area to the west of the A6 along with a Public Bridleway which extends from Bourne End Road through to the A6 by Vicarage Farm. The triangular area to the west of the A6 is bounded by Templars Way and Mill Road with the A6 providing the remaining boundary. There are a number of public footpaths within this area in addition to a short bridleway joining Mill Road and the A6. On the A6 there are laybys on both the northbound and southbound carriageways. The southbound layby provides a separate roadway which is probably an original part of the A6 prior to the road being straightened. Further south from the layby there is a pull-in from where the old A6 route can be visualised. The main street furniture is on the A6 and particularly at the junctions with Riseley Road and Templars Way. Along Templars Way there is a solar powered speed sign along with a cellular phone mast just prior to the railway bridge along with stretches of telephone poles and over-ground electrical poles. On Mill Road the major signage is for Hill Farm selling a variety of farm produce and signage in the vicinity of the Mill Theatre. SPACE The land to the east of the A6 is predominantly agricultural land and there is a strong feeling of openness, peacefulness and tranquillity Boundaries are mainly hedgerows and also some attractive tree lined boundaries. The triangular land to the west of the A6 is also predominantly agricultural land with a limited number of farms and houses in addition to an industrial unit. Boundaries along Templars Way, Mill Road and the adjoining A6 are provided by hedgerows. There is also a line of mature trees running along Mill Road in between the roadway and the hedgerows. The domestic houses along Templars Ways and Mill Road are in general set back from the road way and vary significantly in terms of property size and age. BUILDINGS There are 2 farms situated in the area to the east of the A6 : Vicarage Farm and Arnoe Farm. The farm buildings are varied in age and construction type. There is a solitary detached house on the east side of Templars Way just along from the junction with the A6. Further towards the village there is a development at Coffle End comprising six old railway cottages – “Station Cottages”. These cottages are quite unique compared to other buildings within the Sharnbrook area and appear to have been built during the 1920s specifically for railway employees. Each cottage is built of red brick with a slate roof and has an associated garage across the entrance roadway. A number of the cottages have been extended. There is a more recent development of 4 semi-detached houses, Crofts, situated adjacent to the Station Cottages just prior to the railway bridge. These houses are likely built in the late 20th Century. 48

Along Mill Road, just past the railway bridge, there is an industrial unit, Navigator MSL selling fittings and valves. The industrial unit has a tarmacked car park between the industrial building and Mill Road capable of parking some 30 to 40 cars. Hill Farm is accessed from Mill Road along a Poplar lined roadway. Hill Farm comprises a mixture of building styles and ages. There is livestock in the field on the right hand side of the Poplar lined roadway. Further along Mill Road there is a single bungalow and further down towards the roundabout there is a development comprising 4 semi- detached houses circa 1930’s and 3 detached houses circa 1990’s. GREENERY The land area to the east of the A6 comprises 3 wooded areas: Pippin Wood, Temple Wood and Temple Spinney. The land rises gently from 55 metres to 85 metres above sea-level at the highest point on the north eastern boundary. There are a number of drainage dykes and ditches alongside the field boundaries. The triangular area of land to the west of the A6 is a relatively flat area of land with some undulation. In particular a reducing gradient along Templars Way from the intersection with the A6 through to the railway bridge. VIEWS WITHIN – The highest point on the north eastern boundary of sub area 8 provides an excellent view across the agricultural land area and over to the village. The Sharnbrook Church Spire can be seen from a number of vantage points within sub area 8. There are two Poplar lined roadways at Hill Farm and Arnoe Farm which are visible from various positions within the area. Within the triangular land area east of the A6 there are views primarily to the agricultural land within the sub area. OUT- From the north east boundary of the sub area there are views across to the Thurleigh Industrial Park and to Halsey Wood. The Sharnbrook Church Spire can be seen from various locations within the sub area extending as far as Bourne End Farm. From Mill Road there are views across the Ouse Valley and onto Sharnbrook Village.

EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS:

ASSOCIATIONS Vicarage Farm and Arnoe Farm. The Station Cottages are a particularly interesting feature based on the historic railway activity in Sharnbrook. LIGHT/DARK At the time of the assessment the weather was murky and overcast with a continuous light drizzle. NOISES & Varied noises could be detected on land E of A6 ranging from pheasants, SMELLS bird-scarers, aircraft and Skylarks. The shotgun sound from “Sporting Targets” was particularly evident on the eastern Parish boundary. Noises in the triangular area of land to the west of the A6 were limited primarily to road traffic and the occasional railway noise. SUMMARY; KEY QUALITIES & ISSUES: (these must relate to potential planning policies) 1.Openness and tranquillity associated with the area of land to the north east of the A6. 2.Views across the Parish and beyond from the ridge area on the north eastern boundary. 3.Scattering of farms and wooded areas. 4.Rural feel and undulating land area. 5.Considerable level of traffic on A6 even at weekend when assessment was conducted. Roy and Nick 8 APRIL 2018. 11:30 to 13:30.

Photographs Photograph 17. Arnoe Farm

Photograph 18. View of A6 layby from northbound carriageway

Sub area 9. Kennell Hill and Park Lane

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics Sub area 9 lies to the east of Sharnbrook. It is bounded to the W by the Sharn Brook, to the NW by Park Lane, to the north east by the A6 and to the SE by Templars Way/Kennell Hill. The railway line bisects the area running approximately NW/SE. Public footpaths cross the area to the W of the railway line. To the east of the railway line a footpath leads north easterly to the A6 and sub area 8 beyond. The land rises gradually up from west to east from the valley of the Sharn brook. The sub area is mostly open fields accommodating a small number of country businesses (poultry, tree farming, equine, public house) with some characterful substantial houses in large gardens along Templars Way, east of the railway line. There are wide views across Sharnbrook from the footpath between Templars Way and Park Lane. Potential matters for Neighbourhood Plan policies

• Importance of footpath network providing views over Sharnbrook and the river valley. • Impact of noise from railway line. • Maintain the character and integrity of the houses on the east side of Templar Way. • The winding roads and lanes, with narrow pavements are an intrinsic part of the character of the older part of the village, which needs to be protected. In particular the impact of traffic on the built environment and highway safety, needs to be considered.

Survey information PHYSICAL CHARACTER STREET Kennell Hill slopes down from East to West from the Fordham Arms, a broad surface with little furniture, a footpath on the north side and hedges on the south. Godfrey Lane is a private gravel cul-de-sac running up-hill to the north-east, close to where Kennell Hill crosses the Sharn. Footpaths formally designated FP2, FP3, FP4 and FP5 criss-cross the eastern part of the sub-area and FP5 runs along Godfrey Lane and continues northeast across fields to meet FP4, where it turns to the north-west. FP5 and FP4 are bounded by wire fences and hedges to restrict walkers from the open fields. FP5 continues along a driveway to end at Park lane just west of a railway bridge. FP3 starts amongst cottages on Park lane and after crossing the Sharn runs eastwards across open fields to cross FP5/FP4, then skirting a hedge beside the Cock & Pullet commercial site, crossing the railway via a new brick+metal bridge then turning northeast to meet the A6, again bounded by wire fences and a hedge/ditch. Kissing gates are installed at the bridge and at field boundaries. A long wooden fence bounds the path beside a property immediately before the A6. The A6 bounding the east of sub-area 9 is a short dual-carriageway with metal barriers and several road signs. A short side-road services properties such as Ivy Lodge. SPACE Sub-area 9 is mostly open fields accommodating a small number of country businesses (poultry, tree farming, equine, public house) with a row of substantial houses in large gardens lining Templars Way east of the railway line. A large yard for maintenance materials sits beside Templars Way at the railway line. All of the spaces and boundaries are notable for being well maintained. The land owners invest effort into taking care of the area with fences, hedges and woods all maintained, new planting undertaken, and structures cared for. Storage yards for the railway and beside the junction of FP3/FP4/FP5 are unsightly close up, but not apparent from most viewing points. The high elevation of 75% of the sub-area amplifies the feeling of space and affords exceptional views in many directions. BUILDINGS This is a mixed-use sub-area, but with only a small proportion of buildings for the land area. The Fordham Arms is a large white-painted render and slate building with out-houses and a car park. On Kennell Hill, Hillside is a large brick and slate house (being renovated April 2018). The Old Manse is of stone and slate with brick features. Set back at the junction of the Sharn and Godfrey Lane is a huf haus. Properties around Godfrey Lane are cottages of various types including render and small brick tiles; limestone and slate; render and thatch. A brick and slate, railway style building is empty awaiting renovation. Small holdings along Park Lane have metal barns and there are houses beside the railway bridge.

Three homes are set back besides the A6 and there is a line of large houses of mixed styles, set in large gardens along the east end of Templars Way as it descends westwards towards the railway line. Towards the lower end the houses are amongst wooded areas. GREENERY There are well established hedges along all of the bounding roads of sub area 9 and significant large and established trees amongst the houses on Templars Way and at various points across the sub-area, especially around the Sharn Brook. Property owners take care to maintain a quality appearance to all areas including grassland, hedges and trees. VIEWS WITHIN – Panoramic views across the fields and towards Sharnbrook village. OUT- Excellent views across the Ouse Valley from various stretches of FP5. Views over Park Lane from FP3 north/east of the railway line. Views to the south east from Templars Way.

EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS:

ASSOCIATIONS

LIGHT/DARK At the time of the survey (early p.m.) the weather was overcast and showery casting a dull light on the area. NOISES & The railway causes frequent noise disturbance across the centre of sub- SMELLS area 9, though is less noticeable at the western and eastern boundaries.

SUMMARY; KEY QUALITIES & ISSUES: (these must relate to potential planning policies)

This area has some popular footpaths from which attractive views of Sharnbrook village and the wide panorama of the Ouse valley can be seen. Noise from the railway. Bridge designs are rather stark, and the Carillion maintenance yard is unattractive. Green space is notably carefully maintained by the land owners, with new hedge planting in evidence and well-tended boundaries and fences.

WALK ON 13 APRIL 2018 From 11:00 to 12:45. Ven Bolton, Bill Pinfold, Stephen Shires

Photographs (see over)

Photographs Photograph 19. View along Templar Way looking west

Photograph 20. View along Kennell Hill looking west

Sub area 10. Rural area North West of Park Lane (up to Halsey Wood).

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics Sub area 10 is north of Sharnbrook village. It is bounded to the north by Halsey Wood, to the E by the A6, to the SE by Park Lane, to the SW by the northern end of High Street and to the W by Souldrop Road/Sharnbrook Road. The railway line runs north west to south east through the sub area. Outside the village it comprises a mix of farmland and woods. Public access is limited to a single public footpath running from a track north of the railway bridge on Park Lane to Halsey Wood and the A6. The northern part of the High Street (west of junction with Park Lane) and Park Lane comprise a mix of residential properties with some commercial properties on High Street. Public access to the valley of the Sharn Brook is limited there is a view from the bridge on Park Lane. The land rises gradually from the Sharn Brook valley and there is viewpoint over Sharnbrook and the Great Ouse valley from the footpath close to Winsey Farm. Potential matters for Neighbourhood Plan policies • Landscape quality of the countryside. • Limited public access to the countryside. • View over Sharnbrook and Great Ouse valley from footpath close to Winsey Farm. • View of the Sharn Brook valley from Park Lane road bridge. • Enhancement of heritage value of High Street. • Avoid development which would adversely impact upon the setting, condition and function of listed and other non-designated heritage assets.

Survey information PHYSICAL CHARACTER

STREETS/ROADS This area, directly north of Sharnbrook, is a varied mix of rural farm land and farm buildings, woods, the older properties on the north side of the High St and more recent houses along Park Lane. The area is bisected by the railway line but there are no roads through the area. Public access is limited to a single footpath running from a track just north of the railway bridge to Halsey Wood and the A6. Park Lane joins the High St at a narrow and difficult junction with restricted visibility for emerging traffic. The road descends to the brook, with wide verges initially, narrowing and winding through trees before passing under the railway bridge and climbing up a long straight section to the A6. The junction with the A6 is wide and joins the main road at a dip, where fast moving traffic can sometimes making joining the main road difficult. The A6 climbs further up to a track on the left: the highest point in the Parish. Park Lane, the A6 and Souldrop Rd do not have footpaths, making them quite dangerous to walk along. The Parish boundary re-joins the Souldrop Rd a few yards south of the bridge over the railway line. The Souldrop road is narrow and winding, descending through trees to its junction with the High St and Colworth Rd. SPACE and BOUNDARIES The area is rural, undulating and varied in character – from open fields to wooded areas. Most of the buildings are close the roads which bound the area, apart from the farm buildings of Winsey Farm at the southern corner of Halsey Wood. The roads bounding the area are generally tree-lined, adding to the rural feel. From the High St to the brook, Park Lane has a wide verge with low stone walls to the fronts of gardens. Further along the lane there is fencing, tall conifers, laurel hedging and mature trees with houses set back from the road. BUILDINGS There is a wide variety of buildings. Along the High St the old village – a line of old cottages and former shops near the corner of Park Lane, notably the cake shop and the newly thatched pharmacy (formerly a butcher’s shop) with a florist at the rear at the back of a gravel courtyard. Two single story buildings form a fabric shop. Then a row of former farm buildings has been converted over the years for residential use. Sharnbrook House stands behind a tall brick wall, a notable 18th C building - a very large house that has been a place for elderly people since 1951. Leading away from the village centre, a long row of old stone cottages fronts directly onto the road with a narrow footpath in front. The buildings beyond are set back from the road with a row of brick cottages partly shielded by tall hedges and shrubs, and a large willow tree. At the far end of the High St the buildings are extremely varied in style, older stone properties, thatched and tiled roofs, tall brick terraced houses with slate roofing. In a few places modern houses have been built in between the older properties but they have generally been done in keeping with the style. Along Park Lane there are more modern (60/70s) houses, of red brick and rendered styles. Some large properties stand on extensive plots. Before the railway bridge a short track to the left leads to a row of railway workers cottages, converted into one dwelling, a thatched cottage and a modern bungalow. Beyond the bridge a number of bungalows and farm houses, one with a large area of glasshouses, another with a caravan site, scattered along the road which leads up the very large complex which is the Sharnbrook Hotel, built in 2005/6.

GREENERY & LANDSCAPE FEATURES The railway line cuts through the area, dividing it into two distinct sections – to the north it is agricultural land with two large woods (Halsey Wood and Francroft Wood). To the south grazing land is interspersed with mature trees, leading down the Sharn Brook, and the large gardens at the back of the houses on the High St. The brook runs through the area, forming some large pools and a lake at the back of Sharnbrook House. There is no public access, but there is a section which is accessed by several properties and is a shared space for the owners. The land is undulating and rises up to its high point on the A6. A wind turbine is a noticeable feature on the high ground by Winsey Farm. VIEWS (within the space/street/area) The pasture land to the south of the railway line can be seen from Park Lane, by the bridge over the brook and from Souldrop Road near the junction with the High St. The back of Sharnbrook House can be seen from the bottom of Park Lane. As Park Lane rises beyond the railway bridge there is a clear view up towards Winsey Farm and Halsey Woods. Further up, Park Lane is lined with tall trees which, with the railway embankment, obscure views. The A6 also has tall trees on its southern side. Even from its highest point there are no views of Sharnbrook which only comes into view from the footpath by Winsey Farm.

VIEWS (beyond the space/street/area) There are views from Park Lane to Area 9, from the A6 views NE into the rural landscape of Area 8, and from Souldrop Rd there are limited views of Tofte Manor. The part of Souldrop Rd in the Parish is tree-lined and obscures views of the village and Colworth Estate. From the high point on the A6 there are views across towards the Greensand Ridge in the distance, towards Odell Great Wood and the wind turbines towards Newport Pagnell. EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS:

ASSOCIATIONS (Buildings of particular historical or other association) Sharnbrook House is a notable, large building of historic interest. Also, there is an old stone building with a clock tower in the garden of Home Farm, on Park Lane. Many buildings along the High St date back to the origins of the village. On Park Lane between the brook and the railway bridge, there is a well and water trough established in 1912 for horses and traction engines. At the junction of Park Lane and the A6, the Sharnbrook Hotel is a notable building and a busy location for events throughout the year. DARK/ LIGHT: (Shading, time of day/night, weather conditions) Bright but cloudy. Dry. Midday. NOISES & SMELLS: Man made/natural Traffic noise, bird song. Rushing water by the brook (swollen after recent rains). Noise of the trains from the raised embankment. Smell of horse manure by the brook, from stabling. SUMMARY; KEY QUALITIES & ISSUES: (these must relate to potential planning policies) 1. Varied rural landscape with a mix of pasture, woods and agricultural land. 2. Bounded by main roads but no road access within the area. 3. A variety of older properties on the north side of the High St establish the historic character of the village. 4. Very limited public access by footpath. Names of surveyors: Nick Wood, Joanna Wood, Julian Armitage. Date & time of survey: 7 April 2018 undertaken between 12:00 and 15:00 hours.

Photographs Photograph 21. View from Park Lane looking north

Photograph 22. View from Winsey Farm South East towards Park Lane.

Sub area 11. Colworth Park and Tofte Manor.

Key characteristics and potential matters for Neighbourhood Plan policies Key characteristics Sub-Area 11 is a relatively large area of land NW of the village. It is bounded to the north and west by the Parish boundary, to the east by Souldrop Road/Sharnbrook Road and to the south by Colworth Road/Yelnow Lane. Centrally located in the sub area is the Colworth Science Park which is accessed from a number of points on Colworth Road and Yelnow Lane. There is no general public access to the Science Park. It sits in a parkland setting with an associated golf course and sports grounds. The area beyond the science park site is primarily in agricultural use and also includes two significant areas of woodland and has a sense of tranquillity although when events are being held at the Santa Pod raceway there is noise pollution. The Sharn brook runs through the area. There are a number of public footpaths within the area which provide access to open countryside. Some attractive and unique historic buildings lie within this area, including the Colworth Estate Buildings of North Lodge, Twin Lodges and Colworth Manor House and Tofte Manor which is located on the west side of Souldrop Road. The public footpaths through the area provide a variety of views of the Colworth Estate area and beyond. Potential matters for Neighbourhood Plan policies • Economic importance of Colworth Science Park. • Value of Colworth Sports and Social Club and golf course to the local community. • Value of the footpath network and the views provided of the area. • Quality and tranquillity of the rural landscape despite noise from Santa Pod raceway when events being held. • Heritage value of some buildings in the sub area.

Survey information PHYSICAL CHARACTER STREETS/ROADS The roads within the area are associated with the Science Park, with the exception of the Eastern boundary of this area - Souldrop Road to Sharnbrook Road, which is very windy and undulating, with no road markings and no footpaths. There are three main access roads into the Science park together with a turnstile entry adjacent to the Sports Ground. The main entrance route passes by North Lodge up to the security gates (a distance of around 300 metres). Roads within Colworth Site are either tarmacked or concrete, many are gently undulating and those on the central site are generally 2-way access with road markings. Vehicular movement on the site is limited to 20 mph. Limited road signage – predominantly at Colworth Science Park entry points on the main drive and from Yelnow Lane. The Southern boundary of Area 11 is Yelnow Lane, a fairly straight narrow country lane with no road markings or signage running from the Twin Lodges through to the Colworth Site entrance. At this point there are a lot of road signs where surfaced road becomes private Estate road. There is an electrically operated barrier to the west of the Colworth Estate providing access to dwellings in the northern part of the sub area. Yelnow Lane turns from a tarmacked road to a non-surfaced track (BOAT Byway open to All Traffic) as it turns sharp left before the cattle grid entrance to the Colworth Site, and subsequently runs through to Yelnow Farm (outside the Parish boundary). There are a number of footpaths, permissive paths and public bridleways external to the built area and security fenced area: - A footpath runs from North Lodge, over the Sharn via a wooden Bridge through The Rookery (band of mature trees) and Round Wood up towards Souldrop Village. Telegraph poles lie across fields in the North and East. - Footpaths also run through The Swell (woodland) from Twin Lodges to entrance road to Science Park. - There is a permissive footpath running parallel to Yelnow Road through a narrow-wooded area containing a mix of deciduous and evergreen trees. - The South West and Western Boundary of Area 11 (and Parish) are narrow tarmac or concrete roads (no markings) which serve a dual use as Public Bridleways. SPACE and The area is bounded to the south by Colworth Road leading into Yelnow BOUNDARIES Lane. There is a mixture of wooden fencing and a limestone wall running through to the twin lodges. (There is an Electrical sub-station by the Twin Lodges.) Colworth Road has a row of Pine trees by the North Lodge through which Tofte Manor can be seen. The Colworth Golf course and Sports Grounds provide some of the western boundary. The central Unilever Research Establishment is surrounded by security fencing.

The Northern boundary of the Parish runs through agricultural land north of the Science Park, which is a very rural area around the periphery of the Parish. Wire fencing separates The Rookery Wood from Tofte Manor The Eastern boundary of the area, Souldrop Road has old stone walls (with hedging and fences behind) bounding Tofte Manor and Grounds, with large gates into the private Grounds. Further north there are high banks and trees along the roadside. Hedgerows bound either side of many Colworth Estate roads and public bridleways with some well managed hawthorn. BUILDINGS Some very attractive and unique historic buildings lie within this area, including the Colworth Estate Buildings of North Lodge, Twin Lodges and Colworth Manor House (limestone) and also Tofte Manor (17th Century stone Manor House with Stables and landscaped gardens) which lie on the left-hand side of Souldrop Road. There are a range of buildings comprising the Unilever Research Establishment occupying the central area on the Colworth site – built during 20th and 21st century, including the world’s most northerly tea plantation in greenhouses. A number of other buildings lie in isolated small groups on the Western side of the Colworth estate: - Antonie Cottages comprise 4 semi-detached brick-built dwellings dating back to around the 1970’s, with separate garage block. (A number of horizontal Propane containers providing energy for the cottages). - Antonie Farmhouse is an old 18th century stone-built house, with a couple of modern buildings adjacent to the old Farmhouse used for Maintenance activities for the Colworth Estate. - At Barwick Spinney there are two farm buildings previously used for research activities by Unilever. - New Farm is stone-built and lies between Barwick Spinney and Lee Farm. - Lee Farm Cottages at the northernmost tip of the Parish Council boundary are brick built semi-detached houses . There are 10 dwellings with separate garage blocks dating back to the 1970s GREENERY & Undulating topography and landscape emphasise the fact that LANDSCAPE Sharnbrook village lies is in a valley surrounded by pastures and FEATURES agricultural land. Area 11 lies to the Northwest of the village and has a very rural feel despite the presence of a large Research Establishment at its centre because this lies in a dip. The Sharn Brook enters the western side of area 11 by Yelnow Lane adjacent to the cattle-grid entrance to the Colworth Estate, and a number of water sources (tributaries) join this - illustrating the rising gradient. Wastewater generated on the Colworth Science Park is treated on-site and discharged into a watercourse which subsequently joins the Sharn. (Wastewater discharge is regulated by the Environment Agency.) Colworth Golf Course lies either side of Yelnow Lane at the South West of the area. There is a large Sports Grounds including football and cricket pitches and tennis courts on the West side of Colworth Estate. 61

There are a number of woods and lots of trees: - The Swell is quite a large are of well managed woodland (mixed deciduous and evergreen) and lies to the North of Colworth Road and Yelnow Lane. - The Rookery is a thin band of woodland containing a pond (approx. 20 x 10 metres) leading into Round Wood, which is full of bluebells in spring. Limited management, with a lot of young trees. - Barwick Spinney woods comprises mixed deciduous trees and further North West is Barwick Woods (just outside the sub area) - There are many mature trees throughout Tofte Grounds, including Yew and Topiary. - Mature Beech trees line the main entrance driveway to Colworth Science Park, and there are a few majestic large single Cedar Trees on Colworth land, including in front of the Manor House. - Groups of trees and mature single trees lie throughout the area, with a row of poplars near Lee Farm. An area used for allotments by Unilever employees lie near to Antonie cottages although these have not been used in the last few years. Three extremely large wind turbines dominate landscape near Santapod and Odell Great Woods to north west. VIEWS WITHIN Partial glimpses of Tofte Manor and Grounds from the footpath running from North Lodge through The Rookery wood. Colworth Estate from various points on footpaths and roads throughout the area. Undulating agricultural and rural landscape surrounding central buildings of Colworth Research Establishment, including a number of different 20th Century modern laboratories, with glimpses of the Old Manor House. Into and through different groups of trees throughout the area. Single houses and groups of Farm Cottages and houses scattered over the Estate can be seen from various points. Playing fields and golf course on the western side of the Colworth Estate. OUT Sharnbrook Church Spire viewable from a number of positions. Souldrop Village and Souldrop Church. Railway (with occasional trains) and new railway bridge on Souldrop road. Halsey Road towards the North West. Francroft Wood and Halsey Wood beyond (both to NW of railway line) . Yelnow Lane and Colworth Estate roads/public byways in all directions: - To the South and East, there are extensive views across undulating farmland to Felmersham, Ouse the Valley and as far as distant horizon, including Thurleigh Business Park and Twinwoods. - West to Odell Great Woods and Louse Woods, with SantaPod building just visible to the Northwest - N&E to Barwick woods, across Estate over the valley, on to Windmill Hill and woodlands including Colworth Thicket, Roundwood and the Rookery. - A range of wind turbines (single smaller near Winsey Farm and on A6 near Souldrop) and 3 very large ones dominate the landscape between Santa Pod raceway and Odell Great Woods. 62

EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS:

ASSOCIATIONS Tofte Manor House & Grounds- sense of history back to Doomsday book Colworth House (Science Park & Estate), where many villagers work Colworth Estate other historic buildings (Twin Lodges and North Lodge both give character to this area of the village) LIGHT/DARK Assessment around the middle of the day. Murky and overcast 3rd April Murky, overcast and foggy on 10th April NOISES & Trains beeps horn by pedestrian crossing near Souldrop; Santa Pod was not SMELLS racing during assessment; bird song including pheasants on Colworth Estate; water flow in the vicinity of the Sharn; background hum produced from Colworth Science Park buildings. SUMMARY; KEY QUALITIES & ISSUES: (these must relate to potential planning policies) Rural feel and very tranquil setting with Colworth Estate and Tofte Manor at its heart. Colworth Sports and Social Club & Golf Course is a well-used public recreational facility. Mostly agricultural land, interspersed with a number of woods, copses and mature trees, and the Sharn running through the centre of the area. On race days throughout Spring – Autumn, loud noise from Santa Pod raceway can be heard across a wide area including Sharnbrook and beyond. Joanna and Roy 3rd April 2018 (Eastern side) and 10th April 2018 (Western side)

Photographs Photograph 23. View of Colworth sports ground

Photograph 24. The Rookery in Colworth Estate

Photograph 25. Footpath in The Rookery

Photograph 26. View north west towards Lee Farm

5. Key Views 5.1 The Character Study has identified the importance of the key views which should be addressed by policies, including potential site allocations, design criteria, local open spaces, criteria for other development and renewable energy. Views have been identified using desk based and field surveys, taking account of key public locations, including public footpaths, roads/lanes, and gathering places. The identified views will help to define locations, where great care will be need with the design of new development or where large-scale development will not be acceptable. Initially, 26 views were identified, as shown in the table and image.

No. Sub- Viewpoint Location Grid Ref View Panorama Key Reason Area Direction breadth Northing, Easting Compass Degrees

1 10 Footpath by Winsey farm 52.237517, - SW 120 View across village and 0.538788 Ouse Valley 2 8 Footpath west edge of Temple Wood 52.238081, - WSW 90 View across open 0.522171 country 3 11 Footpath to Souldrop 52.234542, - SSE 120 View across Colworth 0.558859 Estate 4 11 Security gate to Colworth Estate 52.229278, - NW 120 View towards Souldrop 0.558691 footpath 5 11 Jn Colworth Rd and Estate entry road 52.228596, - W by N 90 View towards Souldrop 0.554412 footpath 6 9 Footpath SE of Manor Farm, Park Lane 52.227507, - SW 90 View towards 0.539596 Sharnbrook village 7 9 Footpath S of Cock and Pullett 52.227085, - SW 135 High view across the 0.536541 whole village 8 8 Layby A6 N of Mill roundabout 52.225633, - W 120 View across open land 0.520527 9 8 Layby A6 N of Mill roundabout 52.225633, - S 90 View across the Mill and 0.520527 Ouse Valley 10 11 End of Yelnow Lane 52.225378, - NE 120 View across golf course 0.568766 to Colworth 11 2 Pocket Park 52.223073, - SW 90 View across field and 0.546816 Ouse Valley 12 6 Footpath by Huf Haus 52.222046, - W 150 View along Ouse Valley 0.542092 13 6 Odell Road, east of bus shelter 52.222216, - SSE 135 View across Ouse Valley 0.551780 inc 3 churches 14 6 Odell Road, by roundabout 52.220480, - E 90 View towards village 0.553711 centre 15 6 Odell Road, curve south of roundabout 52.217508, - NE 120 View towards village 0.553711 centre 16 6 Footbridge 52.219441, - NW 120 View towards Odell Road 0.543788 17 5 West end of concrete track 52.219167, - SSW 150 View of 4 Ouse Valley 0.559233 Churches 18 10 Park Lane, North of railway 52.230430, - NW 90 0.536544 19 9 Park Lane, North of railway 52.230430, - SE 90 0.536544 20 9 Park Lane, South of railway 52.229350, - SE 90 0.537865 21 10 Park Lane by Sharnbrook bridge 52.227223, - NW 90 View of Sharnbrook 0.542183 stream valley 22 9 Park Lane by Sharnbrook bridge 52.227223, - SE 90 View of Sharnbrook 0.542183 stream valley 23 9 Templars Way, Railway bridge ramp 52.225520, - NW 120 Open views south 0.532818 24 6 Mill Road, south of Fordham Arms 52.223610, - SW 120 View across field and 0.533745 Ouse Valley 25 6 Kennel Hill, west of Fordham Arms 52.224266, - S 120 View across field and 0.536062 Ouse Valley 26 6 Kennel Hill, near corner with High 52.223848, - SE 90 View across open land Street 0.539060

Subsequently the list was refined to focus on a more limited number of Key Views, based on criteria using local knowledge and referencing the related documents from Natural England, Bedford Borough Council and earlier Sharnbrook Village Plans (see below and Section 2 above). Natural England (National Character Area No. 88 Beds. & Cambridgeshire Claylands). - Work with LPA’s to ensure that development is well designed to enhance landscape character. - The River Great Ouse and its tributaries meander slowly across the landscape…… BBC - The Landscape Character Assessment (2007, updated in 2014 for the 2035 Local Plan). - Occasional views across the Great Ouse Valley from S facing slopes W of Sharnbrook. - Views to the undeveloped occasionally wooded ridges from the valleys. - Avoid large scale vertical features disrupting views e.g. across the River Great Ouse Valley… - Conserve slopes above the valley as a rural backdrop to a lower lying, more settled landscape. - The tall spires of stone-built churches form distinctive landmarks in views across the valley, - Views to the wooded backdrop of the Wooded Wolds. - Views to the spires of churches located on the lower reaches of the valley sides. - The tranquil, rural views across the lakes enclosed by woodland. - Open views across the floodplain to limestone bridges. - Development guidelines including…. Conserve views to church towers and spires….. The Village Open Space Review (Background Paper for the adopted 2013 Local Plan). Village Open Spaces that provide a gap or break in the frontage which contributes to the character of a settlement for example by providing a view into a village which forms part of the village setting, or a view into open countryside establishing the relationship between the form of the village and the countryside beyond. (See Policy LP 40 of Plan). Conservation Area/Village Plans - views out to open country and back to it from the village; - The confluence of the Sharn Brook with the Gt. Ouse, looking from the north. - Out to the north along Souldrop Road across fields to Toft Manor. - Church Lane towards Odell and approaches from the west, including the Castle Close. The “General Aim C” in a series of subsequent Village Plans is: “To retain important views of the church and open countryside and of the village from the countryside.” Taking these factors into account, a preliminary sift was undertaken, as set out overleaf. 66

KV1 10 Footpath by Winsey farm KV2 8 Footpath west edge of Temple Wood DROP KV3 11 Footpath to Souldrop KEEP but adjust to S/SE KV4 11 Security gate to Colworth Estate KEEP combine with 5 KV5 11 Jn Colworth Rd and Estate entry road DROP combine with 4 KV6 9 Footpath SE of Manor Farm, Park Lane Perhaps DROP KV7 9 Footpath S of Cock and Pullett KEEP KV8 8 Layby A6 N of Mill roundabout DROP KV9 8 Layby A6 N of Mill roundabout DROP KV10 11 End of Yelnow Lane KV11 2 Pocket Park DROP KV12 6 Footpath by Huf Haus KV13 6 Odell Road, east of bus shelter KV14 6 Odell Road, by roundabout KV15 6 Odell Road, curve south of roundabout KV16 6 Footbridge at Pinchmill Island KV17 5 W. concrete track from roundabout KV18 10 Park Lane, North of railway DROP KV19 9 Park Lane, North of railway DROP KV20 9 Park Lane, South of railway DROP KV21 10 Park Lane by Sharnbrook bridge KV22 9 Park Lane by Sharnbrook bridge DROP KV23 9 Templars Way, railway bridge ramp S DROP KV24 6 Mill Road, south of Fordham Arms Pick one of KV24,25 or 26 KV25 6 Kennel Hill, west of Fordham Arms Pick one of KV24,25 or 26 KV26 6 Kennel Hill, near corner of High Street Pick one of KV24,25 or 26 KV27 11 Alternative to KV17 from Yelnow Lane Additional Key View suggested KV28 11 View from track north of Colworth Park Additional Key View suggested

A further focus resulted in the definition of 9 Key Views for policy purposes; see map below.

Key View Reason for designation KV1. View North West of Sharnbook stream Shows the setting of village and historic landscape valley from bridge on Park Lane Sharnbrook importance of the Sharn Brook. bridge. (Originally KV21). KV2. View South West across village from foot Importance of the village sitting in an undulating path South of Cock & Pullett, between Park landscape of pasture and woodlands typical of the Lane/Templars Way. (Originally KV7). character area, with the church steeple prominent. KV3. View South from Kennell Hill/Mill Road Importance of the open valley of the Great Ouse, towards Great Ouse valley. (Originally KV24). encroaching within the built-up area, to the setting of the village. KV4. View South East towards Ouse Manor from Again, the importance of the open valley of the junction of Kennell Hill and High Street. Great Ouse, encroaching within the built-up area, to (Originally KV26). the setting of the village. KV5. View West North West from the Great Ouse The importance of the open valley of the Great valley (Pinchmill island footpath) upslope Ouse, gently sloping up from the river to the edge of towards Odell Road. (Originally KV16). the village and its importance to the setting of the village KV6. View East across Great Ouse valley Again, the importance of the open valley of the (including Sharnbrook church) from Odell Road. Great Ouse, gently sloping down into open land from (Originally KV13). the built-up area. Shows contribution to the village setting and to a wider landscape of several villages. KV7. View South/South West of four Ouse valley Importance of the open valley of the Great Ouse, churches (Felmersham, Chellington, Harrold and gently sloping down into open land from the built-up Odell) from concrete track off Odell Road area and how it relates to the setting of the village roundabout. (Originally KV17). and to the wider landscape of several villages. KV8. View North West across Colworth Estate The importance of the open farmed and wooded from footpath to Souldrop. (Originally KV4). landscape around Colworth Park in providing a rural landscape setting to the village.

KV9. View South West across the village and Longer view from higher ground, showing how the Ouse valley from footpath by Winsey Farm. village sits discreetly within the slopes of the valley. (Originally KV1). Photographs of Key Views Key View 1. View North West of Sharn Brook valley from bridge on Park Lane

Key View 2. View South West across the village (from footpath S of Cock & Pullett)

Key View 3. View South from Kennell Hill/Mill Road across parkland to Great Ouse valley and ridge beyond.

Key View 4. View South East towards Ouse Manor from junction of Kennell Hill and High Street.

Key View 5. View West North West from the Great Ouse valley (Pinchmill Island footpath) upslope towards Odell Road.

Key View 6. View East across Great Ouse valley (including Sharnbrook church) from Odell Road.

Key view 7. View South/South West of 4 Ouse valley churches (Felmersham, Chellington, Harrold and Odell) from concrete track off Odell Road roundabout.

Key view 8. View North/North East across part of the Colworth Estate from the road into Colworth near the main security gates

Key view 9. View South West across the village and Ouse valley from footpath by Winsey Farm.

6. Potential Local Green Spaces In the revised NPPF (July 2018) paragraphs 99 -101 cover Local Green Spaces (LGS). See below. (In fact, this is largely unchanged from the original 2012 NPPF (paras. 77 - 79). “99. The designation of land as Local Green Space through Neighbourhood Plans allows communities to identify and protect green areas of particular importance to them. Designating land as Local Green Space should be consistent with the local planning of sustainable development and complement investment in sufficient homes, jobs and other essential services. Local Green Spaces should only be designated when a plan is prepared or updated and be capable of enduring beyond the end of the plan period. 100. The Local Green Space designation should only be used where the green space is: a) in reasonably close proximity to the community it serves; b) 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; and c) local in character and is not an extensive tract of land. 101. Policies for managing development within a Local Green Space should be consistent with those for Green Belts”. Applying the stated criteria, the following six sites could qualify to be designated as Local Green Spaces in the Sharnbrook Neighbourhood Plan. 1. Castle Close. Site A in the 2013 Village Open Spaces Plan/2013 Local Plan – (“…natural green space, informal playing field, historic woodland and the scheduled medieval moated site... ”). 2. Lodge Close. Site B in the 2013 Village Open Spaces Plan/2013 Local Plan – (“…Allotments, natural green space and, informal green space.…”). 3. Land off The Drive and Church Lane. Site E in the 2013 Village Open Spaces Plan and 2013 Local Plan (“…informal open space and trees providing a setting for the Church..”). 4. Land at the junction of High Street and Church Lane. Site F in the 2013 Village Open Spaces Plan/2013 Local Plan – (“…informal open space and trees forming a Village Green and focal point for the village..”). 5. Land NE of High Street. The valley of the Sharn Brook. Site K in the 2013 Village Open Spaces Plan/2013 Local Plan – (“…natural green space and private gardens, no public access but historically important as part of a park north of Sharnbrook House created before 1855...”). 6. Land SE of Odell Road. (Site N in the 2013 Village Open Spaces Plan/2013 Local Plan – (“…provides views from the village into the countryside..”). 7 “The Swell” North of junction of Colworth Rd. and Lodge Rd. Lodge to historic house and park and woodland with dense footpath network, (not included in the 2013 Village Open Spaces Plan/2013 Local Plan). Site 5 also relates to Key View 1 and Site 6 relates to Key Views 4 & 5. (See above). Other locations will be covered by policies protecting playing fields and public open space, including: • The village playing field, bowling green, tennis courts, equipped play area between Stileman Way and Lodge Road. • School playing fields. • Play areas and amenity open space in housing areas. 74

7. Conclusions 7.1 The study identified the following key characteristics which need to be taken into account in the formulation of policies for the Neighbourhood Plan, including any new housing, general design criteria, protecting local open spaces and criteria for considering other development (including renewable energy). 7.2 Built Environment - The high quality of the buildings and spaces in the Conservation Area and also threats concerning the way in which the physical fabric of buildings and the safety of pedestrians and cyclists (including primary school children) are threatened by traffic using narrow village streets and junction based on an historic pattern. - The spacious quality of much of the housing development that occurred between 1900 and 2000, ranging from Edwardian Villas to planned 1960’s and 1970’s estates. The latter provide a range of house types/sizes and include valued areas of amenity open space and landscaping. - There are local design, materials and vernacular features which should be reflected in new development, including extensions and infill. There is a perception that the scale and design of some recent development, near the secondary school, does not fit well with the surroundings. Conversely, the recently completed affordable housing scheme on Mill Road is seen as successful in terms of function, design and landscape setting. 7.3 Village Open Spaces, countryside and landscape - As recognised in the Village Open Spaces Study and the 2013 Local Plan, the important a series of open spaces within and adjoining the built-up area, which contribute to the character of the environment and add to quality of life for residents, need protection. - The (recently granted) powers to designate Local Green Spaces can legitimately be applied to several of the village open spaces and this will be an important element of the Neighbourhood Plan. - Other than the impact of transport links (the A6 and the main railway line) and the presence of Colworth Science park (which is, in fact, in a high-quality parkland setting, the countryside around Sharnbrook is quiet and unspoiled, with attractive undulating well wooded landscape. 7.4 Key Views The Village Open spaces and higher ground in the surrounding countryside enable key views within, from and into the village, across the surrounding countryside, including the Ouse Valley (as also recognised in the Natural England National Character Areas and the Bedford Borough Landscape Character Study). Each of the nine identified Key Views needs to be protected to preserve the rural setting and character of Sharnbrook.

Appendix 1 - Assessment sheet - Sharnbrook Character Survey (March/April 2018) SUB AREA: PHYSICAL CHARACTER STREETS/ROADS (Hints: type of street – narrow, wide, straight, winding, street furniture)

SPACE & BOUNDARIES (Hints: means of enclosure/boundaries, sense of space (open/ intimate – can be affected by the position of buildings/boundaries and roadway), size of building plots/gardens, location of buildings within the plot (uniformity?) – does it change?

BUILDINGS (Hints: Use (public/domestic etc.), materials, size, scale, form (detached, terraced), density, frontage (orientation); windows, doors, condition, visible alterations)

GREENERY & LANDSCAPE FEATURES (Hints: presence and scale of greenery; public/private; rural/urban; mature; changing levels)

VIEWS within the space/street/area (Hints: long or short, intimate, channelled, wide), focal points, streetscape (how buildings/streets work together), roofscape; sense of uniformity)

VIEWS beyond the space/street/area (Hints: long/short, high level; obstructions to views – buildings/structures/topography)

EMOTIONAL, PERSONAL & TRANSITORY PERCEPTIONS:

ASSOCIATIONS (Buildings of particular historical or other association)

LIGHT/DARK (Shading, time of day/night, weather conditions)

NOISE & SMELL Man made/natural

SUMMARY; QUALITIES & ISSUES (related to potential planning & land use policies)

Name(s) of surveyors………………………………………………………………………… Date & time of survey………………………………………………………………………… (Adapted from the Oxford and Planning Aid England Character Assessment Toolkits)