Flitton, Greenfield & Pulloxhill Neighbourhood Plan (Referendum

Flitton, Greenfield & Pulloxhill

Neighbourhood Plan

2019-2035

Referendum Version March 2021

Contents

1. Introduction 4 2. Neighbourhood Plan Process 5 Rationale for a combined Neighbourhood Plan 5 3. The Strategic Policy Context 7 The National Planning Policy Framework 7 Sustainable Development 7 Local Planning Documents 7 4. Description of Parishes 9 Development of the villages and their boundaries 9 Landscape 11 Green Infrastructure (GI) 11 Biodiversity 12 Recreation Facilities 12 Community Facilities 12 Education 13 Local Business & Employment 13 Population & Household Data 13 5. Consultation 16 Green Infrastructure Plan 16 Youth Survey 16 Publicity 17 6. Vision & Objectives 18 7. Rural Character & Natural Environment 20 Landscape 20 Nature Conservation 21 8. Location of New Development 24 Settlement Envelopes 24 Important Countryside Gaps 25 Important Countryside Gap - Greenfield Road 25 9. Local Distinctiveness 27 Key Views 27 Important Hedgerows 27 Greenstone Ridge Sandstone 28 10. Heritage 30 Flitton and Greenfield 30 Pulloxhill 31 Archaeology 32 11. Design of New Development 33 High Quality Design 33 Flitton 33 Greenfield 33 Pulloxhill 33 12. New Housing 35 Housing 35

Affordability 35 Housing Mix 36 13. Community Facilities 37 14. Recreation & Local Green Space 40 15. Traffic & Transport 42 Provision for Cyclists, Horse Riders & Pedestrians 43 Parking 44 16. Local Employment & Business 45 Local Businesses 45 17. Implementation & Parish Council Actions 47 18. Monitoring & Review 49 ANNEXE A1: POLICIES MAP 50 ANNEXE A2: POLICIES MAP (ZOOMED) 51 ANNEXE B1: BIODIVERSITY MAP 52 ANNEXE B2: IMPORTANT HEDGEROWS MAP 53 ANNEXE B3: KEY VIEWS MAP 54 ANNEXE B4: NEW ROUTES/RIGHTS OF WAY 55 Glossary 56 Table of Objectives/Policies 61

Produced by Flitton & Greenfield Parish Council and Pulloxhill Parish Council with the help of planning consultant, Sally Chapman of Chapman Planning.

Foreword

This document has been compiled by a small group of volunteers from within the community on your behalf. They have spent the last couple of years gathering the evidence upon which the plan is based. The Steering Group has met regularly at The Shelter in Pulloxhill from humble beginnings; working out exactly how a Neighbourhood Plan is created, to now producing the final plan document. This has required the group to give up much of their free time. Many of you have met us at events and shared your stories and experiences of the villages and pushed us to tackle some of the more difficult issues we face. It will be an uphill struggle on some fronts, but I’m confident these difficulties can be overcome.

We live in a beautiful and rural part of the country surrounded by countryside and greenspace. Many of the people I have met in the process of creating this plan have impressed on me the value they place on this greenspace and the relative tranquility that comes with living in a small village. The Green Infrastructure Plan, which has been compiled as part of this plan, documents the many wonderful greenspaces we all enjoy every day along with projects and actions to improve them. I for one can’t think of many things more important than creating an ever-improving natural environment. We raise children in small villages to allow them the opportunity to experience nature and appreciate its importance in our lives. This love of our natural environment stays with us and we enjoy living and working here and many stay through to retirement.

This plan is primarily about steering the sustainable development of our Parishes. A significant part of this task is protecting and improving the environment, but we must also have our say on what sustainable development is, and how the Parishes can evolve whilst maintaining their essential look and feel. As small rural villages we have seen an onslaught of unsustainable and inappropriate development in recent times. This has been the primary concern of many of you during the consultation process. This plan represents your wishes as a community and allows us to have our say on how our own communities evolve. Your help has been invaluable in determining a sensible way forward, providing growth where needed and in identifying the type of development required.

One thing to remember is that the creation of this plan is just the beginning. In order to achieve the vision herein, your help will be required. We will need your support in many ways I am sure, from further consultation to possible volunteering opportunities to simply pressing your Parish Council along if you ever feel progress is too slow. Keep pushing and we’ll get there together.

For the many people who have visited our events along the way and who have taken the time to provide views and ideas, I am extremely grateful. To the Steering Group who have worked so very hard in organising the many workshops and events and compiling the evidence base we should all be very thankful. It has taken much dedication and a huge time commitment to come this far and it has never been an easy task, so once again, thank you.

Craig Prest, Chair of the Neighbourhood Plan Steering Group.

1. Introduction

1.1. Welcome to your Neighbourhood Plan (NP). This Plan has been written on your behalf by a Steering Group with members from the Parishes of Flitton and Greenfield, and Pulloxhill. The Plan outlines the wishes and needs of the residents following various consultation events and surveys in which all residents were invited to take part. 1.2. The Localism Act 2011 enables local communities to have a greater say in how their communities will change and develop in the future, including what is important to protect and enhance and how any development might occur. Local communities do this through the production of a Neighbourhood Plan. There are two Parish Councils in this area, Flitton & Greenfield, and Pulloxhill (referred to as FGP). The Councils considered that the similar characteristics of the Parishes and the shared concerns and issues of the residents warranted a joint Neighbourhood Plan, and the Steering Group included representatives from each of the Parishes. The Plan covers the timeframe from 2019 to 2035. 1.3. The Neighbourhood Plan Steering Group (NPSG), using information gathered through the events and surveys, together with factual evidence covering a range of important land use and environmental issues, have produced a Vision for the Parishes and produce this Neighbourhood Plan, supported by professional guidance along the way. 1.4. The Neighbourhood Plan: - • sets out the Objectives and Policies for local development, and Parish Council Actions; • lists the issues to be tackled and resolved over the Plan period from 2019 to 2035 (this reflects the period for the emerging Local Plan); • considers whether there should be more housing, employment and or community facilities within the Parishes and if so, the type of development it should be; • addresses transport and access issues including traffic on our roads, and opportunities for walking and cycling; • contains policies for the protection, enhancement and creation of biodiversity - including green spaces and access to the countryside; and • contains policies for the protection of community facilities and our historic built assets.

2. Neighbourhood Plan Process

2.1. Producing a Neighbourhood Plan is a formal process involving several stages, governed by the Neighbourhood Planning Regulations 2012, but critically important, is that the Plan is developed with continuing community involvement. In order to rigorously test the policies of a Neighbourhood Plan, an Independent Examination is carried out. The Neighbourhood Plan must conform to the following ‘basic conditions’: • consistency with local planning policy; • demonstrates how the Plan will contribute towards sustainable development; • regard to national policy; • general conformity with strategic local policy; • contributing to the achievement of sustainable development; • compatibility with EU obligations; and • meet prescribed conditions and comply with prescribed matters.

2.2. The Plan has passed Examination and will soon be voted upon in a referendum by Parish residents and if a simple majority ‘yes’ vote is achieved then that means that the Neighbourhood Plan will be ‘made’ by Central Bedfordshire Council and comes into force as a planning document with legal weight in decision-making.

Rationale for a combined Neighbourhood Plan 2.3. There are several reasons for combining the Parish of Pulloxhill with that of Flitton & Greenfield for producing the Neighbourhood Plan. Many local characteristics are shared such as landscape, heritage and the history and development of each village to the current day. Community facilities and services are shared by residents. Similarly, any detrimental impact to existing transport, communication and environmental issues would broadly affect all residents in both Parishes to the same extent given their proximity. 2.4. Pulloxhill has developed with a more traditional village “core” whilst Flitton & Greenfield has expanded along the roadsides of Flitton, Greenfield and the inclusive hamlet of Wardhedges. However, each Parish faces the same issue whereby existing settlement envelopes allow only limited scope for further development beyond infill or demolish and rebuild. Pulloxhill village and the combination of Flitton, Greenfield and Wardhedges are designated ‘small’ by Central Bedfordshire Council meaning the Local Plan treats both Parishes the same way. 2.5. Given the broad similarities of key issues facing the Parishes in the future the decision was made by both Parish Councils to produce a combined Neighbourhood Plan. This decision was agreed by Central Bedfordshire Council and the Neighbourhood Area with the boundary consistent with the two Parishes was designated on the 1st December 2015. The map showing the boundary is set out below.

Map showing Neighbourhood Area

3. The Strategic Policy Context

The National Planning Policy Framework 3.1. The National Planning Policy Framework (NPPF) version was published in February 2019 and sets out the Government’s approach to sustainable development. At the heart of the NPPF is the ‘presumption in favour of sustainable development’. Essentially, it is about positive growth with economic, social and environmental gains being sought simultaneously through the planning system. Neighbourhood planning forms part of the NPPF approach to planning, to allow local communities to shape sustainable development within their area and to enable local communities to address their strategic needs and priorities. The NPPF states that Neighbourhood Plans should set out a positive vision for the future of the local area with planning policies to determine decisions on planning applications, including policies which set out the quality of development that should be expected for the area, based on stated objectives for the area’s future and an understanding and evaluation of its defining characteristics. However, a Neighbourhood Plan must be in general conformity with the strategic policies of the Local Plan and plan positively to support these policies.

Sustainable Development 3.2. The Neighbourhood Plan must contribute to the achievement of sustainable development. The NPPF states that achieving sustainable development includes helping to build a strong, responsive and competitive economy, ensuring a sufficient number and range of homes is provided in a well-designed and safe built environment with accessible services and open spaces and to contribute to protecting and enhancing our natural, built and historic environment. 3.3. Therefore, the objectives, policies and proposals of the Neighbourhood Plan should be assessed against their ability to achieve sustainable development and positively seek opportunities to meet development needs of the area, and support delivery of strategic policies in the Local Plan.

Local Planning Documents 3.4. The adopted Development Plan currently consists of the Core Strategy and Development Management Policies Development Plan Document 2009 and the Site Allocations Development Plan Document 2011. The Neighbourhood Plan is required to be in general conformity with strategic policies in the adopted Development Plan. Central Bedfordshire Council is undertaking a new Local Plan up to 2035, which was submitted for Examination in April 2018. This Local Plan includes new policies for development management as well as allocating sites for new housing and employment development. No sites are allocated for Flitton, Greenfield and Pulloxhill. The Plan is well on its way to being adopted and the Neighbourhood Plan has been prepared to ensure that all its policies are in general conformity with the strategic policies in the emerging Local Plan. 3.5. The Settlement Capacity Study (July 2017) carried out as part of the emerging Local Plan’s evidence base identifies both Pulloxhill and the combination of Flitton and Greenfield as

7 having low capacity for growth, given their relatively rural locations and constraints including wildlife sites, high agricultural land value and lack of service infrastructure.

4. Description of Parishes

4.1. The adjacent Parishes of Flitton & Greenfield and Pulloxhill are located within Central Bedfordshire to the east of Flitwick, approximately nine miles south of Bedford and eight miles north of Luton. Flitton & Greenfield includes the hamlet of Wardhedges. 4.2. In 2011, the population of Flitton and Greenfield was 1420 and that of Pulloxhill was 990 (Office for National Statistics, 2011 census). Flitton & Greenfield is located along the land to the south of the River Flit while Pulloxhill, as its name suggests, sits on top of a ridge to the south.

Development of the villages and their boundaries 4.3. Both Parishes are rich in history. Flitton, Greenfield and Pulloxhill have medieval cores and there are a number of listed buildings. Flitton and Pulloxhill have designated Conservation Areas. 4.4. Flitton (Flichtam, Fllite, and Flute) forms the north part of the Parish and derives its name from the River Flit. The name of the river comes from the Old English word "fleot" meaning a small stream. The place name thus means farm by the small stream or farm by the Flit. It is the home of the De Grey Mausoleum adjacent to St John the Baptist church which dates from the 15th Century. 4.5. The Domesday Book of 1086 records 10 people in Flitton. These are just the heads of households and so the figure must be multiplied by a factor of at least four, suggesting around 40 people, making it a small settlement for the time. The population of Flitton and Greenfield today is roughly four times that of two hundred years ago at 1,420. 4.6. The village of Silsoe, which is now a separate Parish, was included as a hamlet in the Parish of Flitton cum Silsoe before 1831. 4.7. Greenfield is a small village about 1.2 miles from the town of Flitwick, it lies across from Flitwick Moor and also alongside the River Flit. The area was once well known for market gardening and particularly strawberry production, and the fields were full of strawberry plants on either side of the main road. The name Greenfield is self-explanatory. 4.8. Greenfield used to be in the strange position that it was a hamlet in both the ancient Parishes of Flitton and of Pulloxhill. The boundary between the two Parishes ran down the centre of the High Street and down the middle of the western part of Flitton Road. Buildings north of this line were in Flitton, those to the south were in Pulloxhill. In addition, the area around Greenfield Mill was a detached part of the Parish of Pulloxhill. This was transferred to Flitton in 1933. 4.9. In 1984 the current boundary was established putting most of the houses in Greenfield into the new civil Parish of Flitton and Greenfield. Oak Drive and Maple Close both adjoin Greenfield but still lie in the Parish of Pulloxhill.

4.10. Wardhedges is a hamlet that borders Flitton to the North. The name Wardhedges may mean "protecting hedges" as to ward is to protect. The name first appears in 1276 as Wardegges and Wardhegges. The name may refer to some early manorial preserve for stocking game. An alternative explanation is that it may be associated with Warden Hill, a little way to the south.

Wardhedges in 1881

4.11. Pulloxhill is an ancient Parish although its boundaries have changed significantly over the years. The name Pulloxhill may include a personal name of Pulloc or something similar, so the name might mean simply Pulloc's hill. 4.12. The Parish used to have a detached area around Greenfield Mill, wholly surrounded by the Parish of Flitton but this was transferred to Flitton in 1933. Again, in 1933 two detached portions of the Parish of Higham Gobion were absorbed into Pulloxhill. The largest of these was to the south and south-east of the Parish and the smaller area was around Higham Bury. During the medieval period it is probable that there were several ‘Ends’ or isolated settlements, including Worthy End, Kitchen End, Higham Bury and Faldo. Some of these survived into the eighteenth century, but are now no longer hamlets and have shrunk to single farmsteads or dwellings. 4.13. The Domesday Book of 1086 records 26 people in Pulloxhill. These are just the heads of households and so the figure must be multiplied by a factor of at least four, suggesting just over a hundred people. The population of Pulloxhill rose steadily during the 19th century, more than doubling between 1801 and 1861 then, as people had smaller families and began to leave the land in favour of life and work in towns it declined again to nearly 1801 levels by 1921. Since 1951 the population has doubled again as new housing developments have been built, though figures were remarkably stable for the last three decades of the 20th century. The figures in 2011 stated 990.

Pulloxhill in 1828

Landscape 4.14. The overall landscape to the west of Flitton and Greenfield is generally characterised as farmland and woodland with rolling views across the countryside. To the west lies Flitwick Moor, a nature reserve that recently, April 2017, featured at no. 11 in the Times Guide to the Wildlife Trust’s most beautiful reserves. Flitwick Moor reserve is a mixture of fen, meadow and wet woodland. Along the northern edge of Flitton & Greenfield is a sequence of important wetland sites following the course of the River Flit. Pulloxhill’s landscape is also generally farmland and woodland, although Pulloxhill Marsh is a Site of Special Scientific Interest (SSSI) as an important wetland site. 4.15. The Central Bedfordshire Landscape Character Assessment 2015 describes four Landscape Character Areas (LCAs) within the two Parishes – highlighting the variety within a small area. Flitton & Greenfield falls into two areas, the Mid Greensand Ridge, and the Flit Greensand Valley. The village of Pulloxhill lies within the Harlington-Pulloxhill Clay Hills, while the rest of the Parish spreads south and east down to the Barton-le-Clay Vale. This highlights the widely different soil types experienced throughout the area ranging from the well-draining greensand to heavy and wet Bedfordshire clay. 4.16. Major transport routes have little impact on the Parishes: the railway forms the western edge of Flitton & Greenfield for a short distance while the main A6 trunk road cuts through the south-east corner of the Parish of Pulloxhill. However, some noise from the A507 which skirts the north can be heard in Flitton. 4.17. ‘Greensand Country’ surrounds the Greensand Ridge and includes most of Flitton and a part of Greenfield. Greensand Country is a landscape-based project given government funding in 2017. The area it refers to is an island of distinctive countryside, based on a band of higher ground stretching from Leighton Buzzard to Gamlingay, rising out of the surrounding clay vales. It contains all of Bedfordshire’s remaining heathland, more than half of its woodland, and more surviving historic parkland than any other landscape in the country, often surrounding notable manor houses. This landscape character is a legacy of its underlying Greensand geology, which led to much of it being regarded as ‘marginal land’ not suitable for agriculture, as well as its management over centuries by major estates.' (Landscape Conservation Action Plan (LCAP)

Green Infrastructure (GI) 4.18. Green Infrastructure (GI) is a descriptive term which describes the network of multifunctional green space which is capable of delivering a wide range of environmental and quality of life benefits for local communities such as amenity and leisure open spaces, countryside, footpaths, the heritage landscape, rivers/stream etc. A good GI network can significantly improve people’s quality of life and health as well as providing habitats for plants and wildlife. Given the rural nature of the Parishes, protecting and enhancing the GI of the area is extremely important. 4.19. Flitton, Greenfield and Pulloxhill commissioned a Green Infrastructure Plan which was completed in 2017 by the Greensand Trust with the aim ‘To identify the key existing natural, historic, cultural and landscape assets, accessible greenspace and rights of way and to plan

new features that will provide a connected network of green infrastructure for the benefit of present and future generations.’ This document is a background document for the Neighbourhood Plan.

Biodiversity 4.20. There are several nationally and locally recognized wildlife sites in or on the edge of the Parishes. There are two Sites of Special Scientific Interest (SSSI’s), Flitwick Moor and Pulloxhill Marsh, six County Wildlife Sites (CWS’s) and one Local Nature reserve (LNR). The Nature Reserve is known locally as Rushymeade. 4.21. Centenary Wood planted fairly recently (1988) is another accessible wildlife site enjoyed by local people of both Parishes. 4.22. The Greensand Ridge has been recognised as a Nature Improvement Area (NIA) by Central Bedfordshire Council, because of its important existing habitats and the longer-term potential to create networks and corridors at a landscape-scale and provides opportunities for new environmental projects. The NIA covers the northern section of the Parish of Flitton & Greenfield.

Recreation Facilities 4.23. Recreation grounds or open space are maintained by the Parish Councils at; • Orchard Road in Pulloxhill providing Under 6’s play area, basketball court, gym equipment, football equipment • Maple Close in Pulloxhill provides a small play area for younger users • The playing field adjacent to the Village Hall in Flitton & Greenfield provides a large grassed open space with a range of play apparatus, family picnic area, outdoor gym equipment and football pitches allowing for both informal and club matches. • Amenity land with seating at Highfield Road, Flitton • The village green at Pulloxhill, a grassy triangle which slopes away to the south-east and denotes a pretty centre of the settlement

4.24. There is a Multi-Use Games Area (MUGA) next to the Village Hall in Flitton & Greenfield that provides all year-round floodlit facilities for a range of sports including 5 a side football, tennis and netball. It is used regularly by both local residents and sports associations from inside and outside the area. 4.25. There are five allotment sites in the area, two are in general community use at Greenfield Road/High Street junction in Greenfield and Joes Close in Greenfield. These are divided into plots and let to local residents. A local Trust known as The Townland Charity aligned to the Church in Flitton owns a site where a few plots are let. The remaining two areas are let out as larger sites.

Community Facilities 4.26. There are five main venues that support a number of groups and clubs in the village; • Flitton & Greenfield Village Hall is the largest with capacity for up to 280 seated • Flitton Church Hall is a smaller venue with approximate capacity of 100

• Pulloxhill Church Hall also has an approximate capacity of 100 • The Shelter in Pulloxhill is the smallest with space for approximately 30 people • The Flit Valley Discovery Centre (also known as The Jack Crawley Barn) is a partially covered area with a capacity of in excess of 200 people.

4.27. There are four public houses with one each in Greenfield, Flitton, Wardhedges and Pulloxhill. All provide support for the local community by helping to run or providing functions throughout the year. All the pubs are listed as Assets of Community Value. 4.28. Places of Worship are St John the Baptist in Flitton and The Parish Church of St James the Apostle in Pulloxhill. Both churches are well integrated into village life.

Education 4.29. There are two lower schools, one in Greenfield and one in Pulloxhill. They work closely together and form the Greenfield & Pulloxhill Academy. Each school has its own nursery and they both take children from the age of two years and nine months. Both schools are rated as ‘Outstanding’ by Ofsted. Greenfield is a Church of England (CofE) school and was graded as ‘Outstanding’ in its SIAMs inspection. Both schools currently have some capacity to accept more pupils.

Local Business & Employment 4.30. There are around 60 businesses registered in the two Parishes. Businesses and employers include established farms, a solar farm, four pubs, a specialist bacon/ham curer (established in 1875), two schools, a specialist classic car restorer, a marquee business, a used car dealership, a Christmas Tree supplier and small businesses run from owners’ homes. 4.31. There is a medium sized industrial estate, Pulloxhill Business Park on Greenfield Road occupied by at least 20 businesses, some of them with a national presence. In addition, and adjacent to the Park, there are an additional 5 workshops. On a separate site in Pulloxhill (New Inn Farm, Sand Lane) there are more converted farm buildings to rent as workspaces or small commercial units. There are also a number of small businesses based in converted farm buildings at Beaumont Farm Ampthill Road in Flitton.

Population & Household Data 4.32. In 2011 in the Parish of Flitton and Greenfield there were 545 households containing 1,420 residents. Compared to 2001, this represents an increase of around 19.5% in terms of households (from 456) and an increase of around 16% in terms of residents (from 1,218). 4.33. In 2011 in the Parish of Pulloxhill there were 390 households containing 990 residents. Compared to 2001, this represents an increase of around 19% in terms of households (from 328) and an increase of 16% in terms of residents (from 850).

4.34. The age profile in 2011 (compared to 2001, and then to Central Bedfordshire as a whole in 2011) is shown below.

% Pulloxhill % Pulloxhill % Central Age Range % F&G 2001 % F&G 2011 2001 2011 Beds 2011 0 – 15 22.1 17.5 20.9 19.5 19.6 16 – 24 7.2 9.0 8.1 7.1 10.0 25 – 44 26.1 21.5 26.8 25.3 26.8 45 – 64 33.3 33.2 31.7 32.9 27.9 65 – 84 10.0 15.7 11.7 13.8 13.8 85+ 1.2 1.2 0.8 1.4 1.8

4.35. Over the 10 years between 2001 and 2011, the proportion of people aged 25 to 44 has slightly reduced. During the same period, the proportion of people aged 65 and over has increased, particularly in Flitton and Greenfield. The overall effect has been that the populations of Flitton and Greenfield and Pulloxhill are either in line with or slightly older than average ages for Central Bedfordshire. 4.36. In both Parishes there are higher levels of couples with no children and couples with children, than Central Bedfordshire as a whole. There are also higher levels of households where all occupants are aged over 65 years. There are lower levels of lone parent households in both Parishes than Central Bedfordshire’s average figures.

% Central Household Types 2011 % F&G % Pulloxhill Beds 1 person - pensioner 7.5 9.3 11.2 1 person - other 8.1 9.5 14.7 Couple - no children 25.7 26.8 20.5 Couple + dependent children 27.6 26.8 23.1 Couple + non-dependent children 9.4 8.5 7.3 Lone parent + dependent children 3.3 1.8 6.5 Lone parent + non-dependent children 2.8 2.6 3.1 All aged 65 and over 11.8 9.5 8.7 Other 3.9 5.2 4.9

4.37. There are considerably more detached homes in both Parishes, with correspondingly fewer terraced houses and flats compared to Central Bedfordshire averages. This is likely to indicate a relative lack of affordable properties, but is fairly consistent with the rural nature of the area.

% Central House Types 2011 % F&G % Pulloxhill Beds Detached house 59.3 54.5 28.2 Semi-detached house 27.2 26.3 33.8 Terraced house 12.1 16.7 25.3 Flat 0.9 1.8 11.7 Caravan/other temp. accommodation 0.5 0.8 1.0

4.38. A Housing Needs Survey was carried out by Bedfordshire Rural Communities Charity (BRCC) in November 2016. Analysis of the data from the survey has identified a need for affordable housing within Flitton & Greenfield and Pulloxhill from households resident in (or with strong links to) the Parish, that is unlikely to be met by normal market provision. Most of this need comes from young adults living with their parents who want to move out (or young people who will be in this position in the future). Also, there is some need for families who are in need of more space and some older people looking for properties more suitable in retirement. 4.39. The analysis of the survey results, alongside the population and household data, suggests that there is a need in Flitton, Greenfield and Pulloxhill for smaller houses, bungalows and apartments on the open market, targeted at young families wanting to get on the property ladder: plus older people in particular, looking to downsize to properties more suited to couples or individuals. The evidence for this is as follows: • The 65 year + age range of the population has increased between 2001 and 2011 • The high proportion of owner occupier respondents (7.4) who would be looking for smaller houses (38 respondents) or bungalows (34 respondents) at some point over the next 20 years.

4.40. If suitable smaller properties were more widely available, this would be likely to free up larger houses for growing families to purchase as they work their way up the housing ladder. 4.41. There is also a limited need for smaller houses targeted at first time buyers, which would also provide progression opportunities for households taking up affordable rented or shared ownership properties in the first instance. 4.42. Consideration should be given to combining market and affordable housing within rural exception site developments, which would increase the feasibility while ensuring that local people would be prioritised for the affordable housing.

5. Consultation

5.1. Full details of all consultation is contained within the accompanying Consultation Statement. In January 2016, members of the Flitton & Greenfield, and Pulloxhill Parish Councils held two evening events. The first was held at Greenfield and Pulloxhill Academy (Greenfield site) which had 24 attendees; the second being at Pulloxhill Church Hall which was attended by 34 attendees. The forthcoming Neighbourhood Plan project was highlighted; a number of local residents were recruited to form the Neighbourhood Plan Steering Group and a Facebook page was established. 5.2. During the summer of 2016, the topics discussed at the early consultation events were used to generate a questionnaire which was to form the main consultation with the wider community. During Autumn 2016 the Steering Group attended the Flitton & Greenfield Gala and posted to the Facebook page to raise awareness of the Neighbourhood Plan and the upcoming Questionnaire, Green Infrastructure Survey, and Housing Needs Survey. 5.3. The questionnaire results formed the NPSG’s pre-vision consultation, which was consequently analysed with the findings used to formulate the vision and objectives for the Draft FGP, under three themes: - • Development • Highways • Green-Space and Leisure 5.4. A Housing Needs Survey was distributed to all dwellings in the Neighbourhood Area with the questionnaire Green Infrastructure Plan 5.5. The production of the Green Infrastructure Plan was run alongside the Neighbourhood Plan process in conjunction with The Greensand Trust. In November 2016, a drop-in session was held in Flitton and Greenfield Village Hall for the GI Plan. Attendance was 61, of which 54 were from Flitton & Greenfield, and six from Pulloxhill. Due to the low turnout from Pulloxhill residents, a further event was held in May 2017 at Pulloxhill Church Hall; attendance was 43, of which 18 were from Flitton & Greenfield and 25 from Pulloxhill. 5.6. In October/November 2017 an online survey was issued in respect to the GI Plan. Responses for the survey were 221 in total, of which 23% were Flitton, 31% Greenfield, 44% Pulloxhill and 2% other. 5.7. In November 2017 a further event was held by The Greensand Trust to provide feedback to the undertaken survey and to consult as to the ranking of potential projects. Youth Survey 5.8. In May 2017, members of the NPSG attended the Greenfield and Pulloxhill Academy (Pulloxhill site) School Fete and were able to complete a Youth survey to ensure there was proper representation of younger viewpoints. Part of the process involved asking the young people to place stickers of their favourite places around the villages onto a map. 5.9. In September of 2017, having been promoted via the Facebook page, this activity was repeated at the Flitton & Greenfield Gala.

Publicity 5.10. Throughout the process, residents have been kept up to date via newsletters and the Facebook page and both Parish Councils websites. Posters and flyers promoting events have been produced and distributed. In May 2017 a leaflet, summarising the progress made towards the drafting of the FGP was distributed to all of the dwellings in the Neighbourhood Area. Further feedback / update was provided by a newsletter, also delivered to all of the dwellings in the Neighbourhood Area, during February 2018. Residents have also been kept updated with displays held at village events.

5.11. The Draft Neighbourhood Plan was formally consulted upon on 3rd May 2019 to 17th June 2019. The community was informed through posters, the Parish Council’s websites and 2 advertising banners. Three drop-in sessions were held in early June, in the Church Hall in Pulloxhill, the village hall in Flitton/Greenfield and the Church Hall in Flitton. Again, full details of process and the responses are set out in the Consultation Statement.

6. Vision & Objectives

6.1. The Vision and Objectives were agreed by the Parish Councils to reflect the priorities of the community and help set the future of the villages. The Vision is the overall aim of the Neighbourhood Plan and the Objectives are more detailed, allowing the development of Policies which in turn will be used to comment on and determine planning applications.

Vision

The character and integrity of the built settlements of Flitton, Greenfield, Wardhedges and Pulloxhill, will be maintained. The distinct individual identities of the settlements will be enhanced through well designed, small scale development which respects the rural feel and landscape setting of the Parishes.

Residents of all ages will feel happy and proud to live here, participating in the community and valuing the built and natural heritage.

Objectives

1. To protect the rural character of the villages, conserving and enhancing the attractiveness of the countryside, the landscape and biodiversity. 2. To prevent coalescence between the existing settlements and maintain the important countryside gaps between them. 3. To reinforce local distinctiveness by retaining hedgerows, trees and key views within the settlements. 4. To preserve the special historic character of the villages and heritage assets including the Conservation Areas, Listed Buildings and their settings and the historic landscape. 5. To support a mix of housing, in accordance with the Housing Needs Survey, based on current and future demographic trends, market trends and the needs of different groups in the community. 6. To ensure any developments are small scale, of the highest quality, positively contribute to or improve the local infrastructure and have minimal impact on the character of FGP. 7. To reduce the reliance on cars by improving walking and cycling access within and between the villages and local services and to improve both road and pedestrian safety throughout the villages. 8. To support proposals for reducing the speed, volume of traffic and congestion through each settlement. 9. To retain the existing public houses and community facilities and designated Assets of Community Value. 10. To recognise the importance of accessible green spaces, enhancing the existing spaces and to designate new green spaces for residents to enjoy. 11. To support small scale local businesses and ensure the impact of new business development is in keeping with the rural character of the area.

7. Rural Character & Natural Environment

Landscape 7.1. Consultation on the Neighbourhood Plan and the Green Infrastructure Plan demonstrates the value that local people place on the landscape and environment of the Parishes. The Landscape Character Assessment (2015) is a background document to Local Plan policies and for this part of Bedfordshire indicates a high-quality landscape, where characteristic features are well represented and in good condition and there is a wide and long history represented in the landscape. The Assessment sees the retention of the rural nature of these landscapes as important, and strongly resisting any joining up of settlements e.g. Greenfield and Pulloxhill. The restoration of lost features such as hedgerows is to be encouraged and also, in the Flit Valley, habitats such as floodplain woodland and meadowland. 7.2. The Greensand Country Landscape Partnership was formed in 2017 (after receiving £1.66 million from the Heritage Lottery Fund) by bringing together a diverse range of local bodies, under the leadership of Bedfordshire Rural Communities Charity (BRCC) and the Greensand Trust. The purpose was to raise awareness of the heritage value of this landscape and to reverse the gradual decline in its distinctiveness. Flitton and Greenfield Parish Council is proud to be a part of Greensand Country. Not having an official designation, the landscape has not previously had formal partnership working arrangements such as those in place for AONBs. Working in partnership aimed to take a landscape scale approach to conservation across the area, involving the key landowners and managers, and work towards developing a sustainable future for Greensand Country. 7.3. ‘Greensand Country’ is an island of distinctive, beautiful and loved countryside, based on a band of higher ground stretching from Leighton Buzzard to Gamlingay, rising out of the surrounding clay vales. It contains all of Bedfordshire’s remaining heathland, more than half of its woodland, and more surviving historic parkland than any other landscape in the country, often surrounding notable manor houses. This landscape character is a legacy of its underlying Greensand geology, which led to much of it being regarded as ‘marginal land’ not suitable for agriculture, as well as its management over centuries by major estates. (Landscape Conservation Action Plan (LCAP) 7.4. Greensand Country surrounds the Greensand Ridge and includes most of Flitton and a part of Greenfield. From the top of the ridge, open heaths and meadows give spectacular views across surrounding countryside and a beautiful patchwork of heaths, moors and woodland, typified by the Moor at Flitton and wooded areas of Thriftwood and Centenary Wood. The predominance of Greensand stone in the villages is an intrinsic part of this heritage and includes ongoing discussions to help conserve the ancient boundary wall at St John the Baptist Church Flitton. Flitton and Greenfield Parish Council is also pleased to be able to help extend, enhance and promote the extensive rights of way network as part of the Partnership and displays Greensand Country signs at most of the entrances to the two villages. 7.5. Some change that occurs in the landscape is outside of planning control, but where planning permission is required for development, landscape features should be considered in a systematic way. Landscape features such as ridge and furrow, wetland, ponds, ditches,

woodland, individual trees and field hedgerows should be retained as they potentially also have historic value. 7.6. Proposals for new development should include an appropriate landscape analysis either as a freestanding report or as part of a design and access statement.

Policy RC1: Protecting the Landscape

Proposals for development in the rural parts of the Parishes should recognise and, wherever appropriate and practicable, seek to protect and enhance the historic and natural landscape and local character of the Parishes, in particular those features which are inherent in the areas within Greensand Country.

This requirement relates to field patterns and elements of the landscape heritage of the area, including ridge and furrow, ponds, mature trees and historic hedgerows all of which should be protected and incorporated into any landscape design schemes and their long-term maintenance ensured. In such cases, regard should be had to the relevant guidance set out in the Central Bedfordshire Landscape Character Assessment (2015).

Nature Conservation 7.7. Protection of the nature conservation interest in the area, much valued by local people and visitors to the area, is critical. There are a number of County Wildlife Sites (CWS’s) and Sites of Special Scientific Interest (SSSI). The latter is a national designation and there is legal protection for these areas. Full details of designated sites, important habitats and opportunities to enhance wildlife are mapped in the Flitton, Greenfield and Pulloxhill Green Infrastructure Plan. 7.8. Along the northern edge of Flitton & Greenfield is a sequence of important wetland sites following the course of the River Flit. The whole length of the river has been recognized as a County Wildlife Site (CWS) known as the River Flit CWS and a section of it flows through the Parish and along its northern boundary. The Flit Valley CWS encompasses several wetland sites from Flitton downstream to Clophill and a portion of it is present within the northern edge of the Parish. A small part of the extremely important Site of Special Scientific Interest (SSSI) at Flitwick Moor is also within Greenfield, though most is in Flitwick. The SSSI is part of a slightly larger CWS (Flitwick Moor CWS) which is also partially within the FGP area. The Local Nature Reserve (LNR) at Flitton Moor is the only recognized CWS wholly within the Parish. These sites are shown on the map at Annexe B1. 7.9. The Greensand Ridge has been designated as a Nature Improvement Area (NIA) by Central Bedfordshire Council, because of its important existing habitats and the longer-term potential to create networks and corridors at a landscape-scale. The NIA covers the northern section of the Parish of Flitton & Greenfield. 7.10. Within Pulloxhill Parish, Pulloxhill Marsh SSSI is an important wetland site and the species- rich unimproved meadows on the southern edge of Pulloxhill (Pulloxhill South Grasslands

CWS) contain the nature reserve known locally as Rushymeade. Meadhook Wood CWS has also been recognized as a fragment of ancient semi-natural woodland and is privately owned.

The area of land towards the top of Greenfield Road in Pulloxhill, which borders The Birches and number 18 and backs onto Pond Farm, also remains as an important area that supports the local ecology, flora and fauna.

7.11. Centenary Wood was planted by Bedfordshire County Council in 1988. It is managed to maintain and improve diversity and is an accessible wildlife site enjoyed by local people of both Parishes. It is seen as the top favourite green space in the area.

7.12. The Green Infrastructure Biodiversity Opportunity Network as set out in the Green Infrastructure Plan has been created to suggest areas where biodiversity enhancements would be most beneficial. The Biodiversity Opportunity Network is shown in green on the map at Annexe B1. The aim is to buffer and link existing wildlife rich areas, creating a landscape through which species can move. This will make wildlife populations more sustainable and help them to respond to climate change. Within the Network there is a range of options which would benefit biodiversity, from creating new habitats to improving existing hedgerows. Within the two Parishes the three areas with the best opportunities for biodiversity improvements are along the River Flit, along the southern slope of the clay ridge on which Pulloxhill lies and along the headwaters of the River Hit at bottom of the slope. All new development will be required to contribute towards the improvement of the Network. 7.13. New buildings can incorporate features into the structure or provide features in the surrounding trees or hedgerows that positively encourage wildlife such as bat boxes and bird nesting boxes. Given the rural nature of the area, all new development will be asked to provide such features in order to enhance biodiversity. New planting, particularly of native species can also enhance biodiversity.

Policy RC2: Nature Conservation

New development will be required to protect and, wherever appropriate and practicable, enhance the existing natural features of sites and enhance biodiversity.

Designated sites (SSSI’s, CWS’s and LNR’s) will be protected against development which would harm the special character and qualities of these sites. Opportunities will be sought to enhance important sites and the Biodiversity Opportunity Network, shown at Annexe B1 and improve linkages between them.

Provision of appropriate species-related measures will be required for new development, including, for example but not limited to swift bricks, bat and owl boxes and the incorporation of native plants into landscaping schemes.

8. Location of New Development

Community Comments

The overwhelming majority of residents (over 93%) agree the importance of the character of FGP as small villages.

Settlement Envelopes 8.1. The built-up areas of the settlements are set within Settlement Envelopes which are defined by Central Bedfordshire Council in the Core Strategy and Development Management Policies DPD. Settlement Envelopes are designed to separate domestic uses from countryside uses, such as agricultural land and are a statement of fact representing the existing use on the ground. They have been reviewed through the emerging Local Plan in January 2018. (Settlement Envelope Review 2018). There are 4 minor changes including exclusion of a site at the north west of Flitton which is agricultural and inclusion of a new housing development along Greenfield Road, Flitton and inclusion of two small sites in Pulloxhill where individual new houses have been built. The Settlement Envelope is illustrated on the Policies Map at Annex A. 8.2. The Local Plans (both existing (DM4) and emerging (SP7)) have policies which restrict development outside Settlement Envelopes to retain and protect open countryside from inappropriate development. In small villages ‘development will be limited to infill development, small-scale employment uses, and community facilities.’ Infill development can generally be defined as small-scale development for up to two dwellings in a small gap as part of an otherwise built up frontage, utilising a plot in a manner which should continue to complement the surrounding pattern and grain of development. 8.3. The emerging Local Plan also recognises that backland development can be harmful to amenities of existing residents and departs from the existing pattern of development (Policy HQ8). There are some examples of backland development, particularly in Greenfield over recent years, but this type of development will not be encouraged in the Parishes. 8.4. Policy H1 supports the Neighbourhood Plan approach and clarifies the intent of the Local Plan policies to ensure that new development within the Settlement Envelope respects the rural character of the villages and any adjoining uses and that appropriate boundary treatment is used. This includes the provision or retention of hedgerows, an important feature of the villages which is reflected elsewhere in this Neighbourhood Plan. 8.5. Where an identified need exists for further community facilities (such as education, health, sports and recreation use or mixed community) and there is no land is available within the settlement, a site adjacent to the settlement may be granted planning permission.

Important Countryside Gaps 8.6. The emerging Local Plan identifies Important Countryside Gaps between Flitton, Greenfield and Wardhedges and seeks to protect them against unallocated development. The Neighbourhood Plan fully supports the designation of these spaces to ensure that the separate identity of the settlements is maintained and they are shown on the Policies Map at Annex A. These spaces contribute to the rural character of the settlements which has been eroded over the years by ad-hoc development and it is essential that the space left between these settlements is retained. Accordingly, the designated gaps should not be built on, even for community facilities or affordable housing (Exceptions schemes) in the future. Other locations can be found for such development.

Important Countryside Gap - Greenfield Road 8.7. The Neighbourhood Plan has identified a further Important Countryside Gap between the built-up area of Greenfield/Pulloxhill and the main village of Pulloxhill. Whilst this open area is entirely within Pulloxhill Parish, it separates the built-up area including Pulloxhill Business Park from the start of the village of Pulloxhill. The gap between is clearly defined on the ground and to erode this gap would reduce the landscape setting and physical identity of the separate parts of Pulloxhill. 8.8. The Important Countryside Gaps Study 2017 which accompanies the emerging Local Plan has assessed sites which, if developed, would result in coalescence of settlements. This study acknowledges the sensitivity of this area in terms of the high likelihood of coalescence. In order to prevent the coalescence of Pulloxhill village with Greenfield, it is logical to also designate the area discussed above as shown on the Policies Map. 8.9. The Landscape Character Assessment 2015 also recognised that the landscape identity in this part of Central Bedfordshire consisting of small villages set within a varied landscape of gentle hills, valleys and wetlands was important to preserve. Therefore, preventing coalescence is a contributory factor to this.

Policy ND1: Location of New Development

New built development will be supported in principle on infill or redevelopment sites within the Settlement Envelope, so long as there would be no adverse impact on existing uses, including open spaces which make a positive contribution to the quality of life of the Parishes’ residents. In particular, there should be no significant harm to the amenity of occupiers of neighbouring properties through loss of privacy, daylight, sunlight or aspect, or (in relation to commercial uses) due to increased noise, smell, vibrations etc or the effects of increased traffic.

Outside the Settlement Envelope, the only development permitted will be rural exception schemes for affordable housing; dwellings for the essential needs of those employed in agriculture or forestry; or proposals for employment, tourism, leisure and (where there is an identified need) for community uses. Wherever possible, such development should be located adjacent to the Settlement Envelope.

Limited extensions to gardens beyond Settlement Envelopes may be permitted, provided that they do not harm the character of the area.

Built development which would encroach on the Important Countryside Gaps shown on the Policies Map will not be supported.

9. Local Distinctiveness

Community Comments

The overwhelming majority of residents (over 93%) agree the importance of the character of FGP as small villages. “The people of Pulloxhill and Flitton agree that life here is quiet and peaceful. Fewer think so in Greenfield”. “There is an overwhelming consensus in all villages that we have a nice environment”.

Key Views 9.1. Views are an important contributory factor of local distinctiveness, both within the settlements, from settlements out into the open countryside and from the countryside back towards the villages. In particular, Pulloxhill, being on a ridge has vistas where the land meets the sky reinforcing the agricultural heritage of the village – these must be retained. In addition, obstruction of views at the edges of the villages could reduce the visual relationship with the landscape. 9.2. In the initial consultation events on the Green Infrastructure Plan, well over 40 favourite views were described. In the Flitton/Greenfield session there was no clear favourite – the most frequent favourite view was that from people’s home or back garden. This highlights the value local people place on the villages’ location in the open countryside, and their linear nature with many people having direct views across it. The second favourite view was from Greenfield looking out over the Moors. Views across Rushymeade and from Flitton Hill are also considered important as are aspects to and from the villages as they are currently configured including views from Barton up to Pulloxhill, across to Westoning and from Flitton to Maulden. 9.3. Local surveys have identified the Key Views which are the most important views that merit retention. They have been identified in the background paper and are shown on the Key Views Map at Annex B. The key views should not be compromised by new development. The majority of these protected views arise from the villages out towards the open countryside and reflect the importance of retaining the rural character of the settlements within the landscape. 9.4. The Conservation Area documents for Flitton and Pulloxhill both include Important Views into and out of the area and should be safeguarded from any development which impinges on them.

Important Hedgerows 9.5. The villages have traditionally had hedgerows marking boundaries and over recent years these have been removed to allow new accesses and new development. Hedgerows are important features in the street scene, many have historic value and they provide wildlife corridors which encourage biodiversity.

9.6. A survey has been carried out and the remaining important hedgerows need to be protected as far as possible. Full details are found in the Key Views and Hedgerows Report which is a technical background document. These are shown on the Important Hedgerows Map at Annex B. Where new accesses are required, a minimal amount of hedgerow should be removed and potentially replanted along vision splays where space allows. 9.7. Hedgerows and trees also play their part in establishing the Conservation Areas and in rooting the continuity and enclosure of the street scenes. In some cases, the hedges are more formal or ‘domestic’ in character whilst in other cases they are informal hedgerows relating to the wider countryside. In most cases they are substantial and above eye level and should be retained and enhanced wherever possible. 9.8. Any new hedges should be encouraged to be of a natural and indigenous nature and therefore encourage wildlife. Native hedges which are green and eco-friendly provide a good sustainable way of marking property boundaries and an excellent habitat for butterflies and moths and are therefore to be welcomed. 9.9. Where any deliberate damage or destruction of an ancient hedgerow occurs, Central Bedfordshire Council would be encouraged and supported to take the appropriate legal remedy.

Greenstone Ridge Sandstone 9.10. The Greensand Ridge is one of the few places in Central England where thin, sandy soils have produced such a varied geology creating a distinctive weathered rock which has been used extensively in Bedfordshire to build local Churches from medieval times until the eighteenth century. 9.11. The dominant material at the centre of the Conservation Area in Flitton is the sandstone or iron stone of the Church and its retaining wall. Golden brown in colour it encompasses the historic core of the village and helps to trace its past, despite suffering from some wear. 9.12. An audit of minor sandstone structures carried out for the Greensand Country Landscape Partnership found 10 such structures in Flitton & Greenfield (Pulloxhill being outside the Landscape area). The most obvious example is the wall surrounding the church yard at Flitton.

9.13. Although not such a major feature in other buildings, the sandstone nevertheless is a subtle influence on the village’s character and an important defining feature in Greensand Country. New developments will be encouraged to use this locally sourced material wherever possible and existing features will be protected.

Policy LD1: Local Distinctiveness

In order to retain existing and encourage new locally distinctive features the following will apply: • Views of particular importance as defined on the Key Views Map should be preserved and not be obstructed by new development. • Hedgerows, in particular the Important Hedgerows as defined on the Important Hedgerows Map, and structures constructed of local sandstone in the Parishes should be retained as far as possible and new development requiring removal of them will be resisted. Where new openings are required to provide for access, as much as possible of the existing hedgerow or wall should be retained. • New boundary treatments will be preferably native species hedgerow or walls constructed of sandstone unless otherwise agreed.

10. Heritage

Community Comments

The overwhelming majority of residents (over 90%) thought the local environmental areas and historic heritage are important.

10.1. It is essential that the location and design of new development has regard to the historic character of the local area. Designated Conservation Areas and Listed buildings, as well as Scheduled Monuments and Archaeological Notification Areas are all referred to as Heritage Assets in the NPPF. However, non-designated heritage assets such as old buildings and street scenes that may not be in the Conservation Area, but provide a setting for it, also help define the character of places and are often important factors in considering the context for new development. 10.2. Applicants must explain, in a Design and Access Statement and/or Heritage Statement, how their proposals will address heritage issues.

Flitton and Greenfield 10.3. Both villages have medieval cores and a number of listed buildings. The current schedule of listed buildings as included on the British Listed Buildings listing shows 23 entries for Flitton & Greenfield with 21 Grade II buildings and two Grade I. The listed buildings are located across the Parish with eleven located in Flitton and twelve located in Greenfield. Both the Grade I listings are found in Flitton. 10.4. The most significant Grade I entries relate to; • The Church of St John the Baptist which was built between 1450 and 1490 from the local sandstone. The Church was paid for by Edmund Lord Grey of Ruthin who was made Earl of Kent by Edward IV. It has many local links with the De Grey family from Wrest Park Silsoe, who used it as their local Church until a new Church was built at Silsoe in 1846

• The De Grey Mausoleum was added to the north end of the chancel in the Church by Henry Grey, the sixth Earl of Kent who was buried here in accordance with his will of 1614. Three additional rooms were authorised by a faculty of 1705 and these extended the building into the shape of a cross, encroaching on the east end of the chancel. The

Mausoleum houses 17 effigies and is in the guardianship of English Heritage. It is open to the public.

10.5. The historic centre of Flitton is a Conservation Area that was designated in March 1972 and reviewed in 2006 by Mid Beds District Council. It is dominated by the Church plus Mausoleum and the retaining wall of the churchyard and its character is expressed by the use of local materials and built form, giving a distinctiveness which has evolved in clear stages to the present day. It consists of three narrow lanes (Brook Lane, Church Lane and Cobbett Lane) plus part of the High Street. These streets with houses of differing periods and materials with hedgerows and boundary walls create a sense of enclosure and form the traditional focus point for the village with the Parish Church and the White Hart public house.

Pulloxhill 10.6. The main part of the village has been a designated Conservation Area since 1996, encompassed in a document produced by Mid Bedfordshire District Council and still in use. Within the Conservation Area there is a strong sense of enclosure created by buildings positioned close to the road, the absence of pavements and the limited width of the road. This character is strengthened by walls and hedges. The current schedule of listed buildings as included on the British Listed Buildings listing shows 15 entries for Pulloxhill with 14 Grade II buildings and one Grade II*. The listed buildings are predominantly located along High Street. 10.7. The Grade II* entry relates to the Church of St James. The Church was dedicated in 1219, but the tower collapsed into the nave in 1653. Further ruination followed over the next two hundred or so years with the eventual collapse of the roof too. However, in 1845 and 1846 the Church was completely restored. 10.8. There are a number of farm houses near the Church and on the High Street, most of which are now private dwellings. There was also an old Smithy and two pubs only one of which has survived to date.

Policy HE1: Heritage Assets and their settings

Planning applications which result in the loss of, cause unacceptable harm to, or negatively impact on, the significance of heritage assets (designated and non-designated) will be resisted, unless it can be demonstrated that the loss or harm outweighed by the substantial public benefits of a scheme.

Archaeology 10.9. The NPPF identifies the historic environment as a Core Planning Principle. The extent of Roman and mediaeval archaeology in Flitton, Greenfield and Pulloxhill is a key element of the historic environment and this policy will ensure that development takes account of archaeological considerations. 10.10. The Bedfordshire Historic Environment Record identifies four deserted medieval village sites either in the modern Parish of Pulloxhill or in close proximity. To the east of Pulloxhill is Faldo deserted medieval village which contains the Scheduled Ancient Monument of Upbury Moat and its associated fishponds. To the south lies the medieval settlement of Kitchen End. North of Pulloxhill, linear and rectangular earthworks also suggest a shrunken area of medieval settlement. A late Neolithic/early Bronze Age ditch has been recorded near the present village and areas of surviving ridge and furrow are found in the south of the Parish. 10.11. In Flitton and Greenfield points of interest include finds of Roman pottery and tiles, a reported Roman Cemetery, an area of ridge and furrow, the sites of two former watermills, Flitton Hill quarry, a Saxon burial ground and a Quaker burial ground at Manor Farm. 10.12. There is also a moated site at Ruxox Farm which is on the boundary of three Parishes, Flitwick, Maulden and Flitton and Greenfield. It is a good example of a large Bedfordshire moat which is given added significance by its well documented 12th-century religious associations with the Dunstable Priory. Although partially excavated, the monument retains considerable archaeological evidence including stone buildings in the interior.

Policy HE2: Protecting and enhancing archaeological sites

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

11. Design of New Development

High Quality Design 11.1. The NPPF and the Neighbourhood Plan recognises that well-designed buildings and places improve the quality of life and that it is a core planning principle to secure good design. Good design is not just about appearance, but also functionality and the relationship to surroundings and it is not about copying past styles, or preventing innovative modern design. The aim is to create site-specific creative design, which is contextual by referencing form and materials to surroundings. Development proposals should include a Design and Access Statement, or other written statement related to the scale and complexity of the scheme, which shows that the development has been designed to specifically relate to its setting. This is essential to ensure that the special character of the villages is protected and their local distinctiveness is enhanced and reinforced. 11.2. It is essential that new development provides the relevant infrastructure such as appropriate access, drainage including Sustainable Drainage Systems (SUDS), sewerage, power and telephony and does not overload current capacity. 11.3. A character analysis of the villages has been carried out and is available as a separate background document to the Neighbourhood Plan. The analysis is summarised below

Flitton • Materials in and near the Conservation Area are clay roof tiles, thatch, various painted wooden windows, brick detailing, chimneys are commonplace. There is a mix of red and buff brick, some render and half render and lesser amount of weatherboarding (black wooden) • There is a varied style in design i.e. bays, gables, double fronts, 1, 1.5 and 2 storey. There are a few 2.5 or 3 storey buildings • Roofs are mainly traditional pitched roofs with projecting gables, open and box gables and dormer, plus a few crown roofs and hipped/ half hipped

Greenfield • Houses on the High Street are a mix of thatched cottages and Bedfordshire brick. There is also a range of renovated or rebuilt barn buildings, which are to some extent in keeping with the earlier farmyard structures. • Buildings are generally situated at regular intervals with important open spaces between them. • There is an interesting range of designs and materials, including modern cladding, mixed cladding and render, pebbledash (especially on the listed properties), slate tiles and red brick and tile. Modern buildings are light or red brick, with tiled roofs. Pulloxhill • Historic buildings in Pulloxhill are modest in size of 1.5 or 2 storeys, based on rectangular plans with simple forms. The detailing of construction and materials used are generally quite simple.

• The predominant materials used are combinations of brick (red or light) and clay tile and also roughcast render, usually painted white or cream and thatch. There is a wide variety of cladding used throughout the village. Examples include dark wood, cedar and modern cement-based cladding. There is also some painted brickwork and slate roofing. • Buildings are generally situated at regular intervals, tending to be right on the road edge with important open spaces between. The existing open spaces between houses provide variety and views out of the village. 11.4. All new housing developments must provide safe pedestrian and cycle access to link up with existing or proposed footpaths, ensuring that residents can walk and cycle safely to schools, bus stops, and other village facilities.

Policy D1: The Design of New Development

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

All new development must respect the particular character of the village in which it is located (as summarised in paragraph 11.3) and, where appropriate:

• Relate to the existing development pattern in terms of enclosure and definition of streets/spaces, • Be of an appropriate scale and density in relation to its setting, • New dwellings should not be more than 2 storeys in height, • Use materials appropriate to the development’s context, • Be well integrated with the surroundings; reinforcing connections, taking opportunities to provide new ones, • Provide convenient pedestrian/cyclist access to community services and facilities, • Be of a design with a locally inspired or distinctive character, • Take advantage of the local topography, landscape and water features, trees and plants, wildlife habitats, existing buildings and site orientation, • Take advantage of views into/from the site to enable retention of rural character, easy access and navigation through where applicable, • Integrate car parking within landscaping so that it does not dominate the street, • Provide appropriate infrastructure such as drainage including the incorporation of Sustainable Drainage Systems to manage surface water run-off and foul sewerage and make improvements where necessary.

12. New Housing

Community Comments

The majority (over 75%) in each village agreed that no more than 25 houses were needed in the future. There is a majority aspiration in each village for affordable homes and bungalows. In particular, Pulloxhill and Greenfield wish for retirement homes.

If new housing is built then most people think more school facilities will be required and, also parking, road capacity, foot pavements and bus capacity.

The people of Flitton are more sympathetic to garden infill development, Greenfield less so.

There is a majority in each village against meeting needs with one small estate.

Housing

12.1. Greenfield and Flitton are recognized in the emerging Local Plan as a small village, as is Pulloxhill. This means that small scale development within the Settlement Envelope is permissible. There have been a few relatively small-scale cul-de-sac developments, particularly along the main road through Flitton and Greenfield over recent years, mainly of large detached houses. A larger site of 24 dwellings and associated open space and landscaping lies adjacent to the development boundary of Flitton and Greenfield and whilst it is outside the defined Settlement Envelope, it was allowed on Appeal in November 2016. The development, currently under construction (February 2020) comprises a mix of house sizes and tenures, with access from Greenfield Road. The plan includes 8 small (1-3 bed) units of affordable housing and 11x4 bedroom and 5x5 bedroom open market homes. The site was heavily opposed locally and refused by Central Bedfordshire Council.

Affordability 12.2. Affordability is a key issue for new housing here, as well as across this part of the country. In the Flitton, Greenfield and Pulloxhill Parishes, the affordability ratio (in 2016 Housing Needs Survey) was 12.6 i.e. houses on the market cost an average of 12.6 times annual income. In October 2018, the cheapest properties on the market were £300,000 for a 2-bed semi in Flitton, £225,000 for a 2-bed terrace in Pulloxhill. The lowest price for a 3-bed property was £289,950 (data from Rightmove). In order to afford the cheapest of these, a double-income household would have to be earning in excess of the average wage. 12.3. Updating this to 2018-2010, the lowest price of a 2-bed property sold was £210,000 however, 4-bed houses sold for around £450 - £900,000. (Rightmove) 12.4. Affordable housing has a specific definition in planning terms (Annex 2 of the NPPF). To summarise, for this area, it means housing that is provided through Housing Associations for rent or shared ownership (i.e. part mortgaged, part rented).

12.5. Affordable housing is provided through allocations in the Local Plan, or planning applications where there is a requirement that 30% of the new houses are affordable. The threshold for this is 11 or more units. 12.6. The alternative way to provide affordable housing is an ‘Exceptions’ Scheme. This is a new housing development provided by a Housing Association built on land which would not have otherwise been developed because it lies outside the Settlement Envelope. The land is therefore provided at agricultural value which reduces the cost of implementing the scheme. This saving can then be passed onto the Housing Association to make it financially viable to provide affordable housing for rent or for shared ownership. An Exceptions Scheme has already been provided over the past few years at Greenfield. Given the outcome of the Housing Needs Survey which recommends that 11 affordable units are required and the general support for more affordable housing shown by residents at Neighbourhood Plan events, it is appropriate for the Neighbourhood Plan to support a further Exceptions Scheme. 12.7. A further advantage of providing affordable homes through a rural Exceptions scheme is that local residents or people who have a connection with the Parishes are able to be offered the units in the first instance. Consideration will be given to combining market and affordable housing within rural Exception site developments, which would increase the feasibility while ensuring that local people would be prioritised for the affordable element. In line with the emerging Local Plan, up to 20% market homes may be supported if viability issues are demonstrated.

Housing Mix 12.8. Some market housing can be cheaper to purchase, and this generally means smaller units with fewer bedrooms. Such smaller units are in the minority in the Parishes, the Housing Needs Survey shows that only 1.4% of the dwellings in Flitton and Greenfield and 1.6% of the houses in Pulloxhill are in the lowest Council tax Band (i.e. the cheapest). This is compared to 8.6% of Central Bedfordshire as a whole. This situation has been made worse by recent development provided a larger proportion of large 4-5 bedroom homes on the open market. 12.9. Analysis of the respondents to the Housing Needs Survey, plus the other evidence gathered of housing types and prices suggests that there is a need for smaller houses and apartments, targeting young people wanting to get on the housing ladder and older people wanting to downsize. If such properties were more available, this would be likely to free up larger houses for growing families.

Policy H1: Housing Mix and Affordability

Developments for more than two new dwellings must include a mix of housing types and sizes in order to meet the needs of all sections of the community, to encourage sustainable, inclusive and mixed communities. Proposals should be accompanied by up-to-date evidence which demonstrates the development meets these needs.

Where affordable housing is required, it should be delivered in various forms of tenure types, e.g. shared ownership, outright purchase, leasehold possibilities, affordable/private rented and other form of intermediate tenures, and in accordance with Policy H4 of the Central Bedfordshire Local Plan.

A Rural Exceptions Scheme of around 11 new affordable dwellings would be supported subject to a suitable site (or sites) being found in the Parishes. A small proportion (no more than 20%) of market homes may be acceptable on such a site (or sites) to facilitate the Exceptions scheme, should viability be an issue. Schemes should be in accordance with Policy H5 of the Central Bedfordshire Local Plan.

All proposals must have regard to locational criteria set out in Policy ND1 where appropriate.

13. Community Facilities

Community Comments

Most disagree that there are good facilities particularly in Greenfield. Community news and information is seen as important by most people. Most people travel to Bedford or Luton for hospital facilities, to Flitwick for doctors, dentists and pharmacy. The most popular local facilities are local pubs. The churches serve a significant proportion of their communities. There is a significant proportion of Pulloxhill residents using Flitton and Greenfield Village Hall.

13.1. The villages are quite poorly served in terms of community facilities. There are four halls, Flitton & Greenfield Village Hall, Flitton Church Hall, Pulloxhill Church Hall and The Shelter in Pulloxhill which is very small. Places of Worship are St John the Baptist in Flitton and The Parish Church of St James the Apostle in Pulloxhill which are an important part of village life. 13.2. There are four public houses with one each in Greenfield, Flitton, Wardhedges and Pulloxhill. All provide support for the local community by getting involved and running functions throughout the year. The Parish Councils have been proactive in trying to retain the pubs and accordingly four of the pubs are listed as Assets of Community Value. This is important because since the mid to late twentieth century 2 pubs have been lost in Greenfield, one in Flitton and 2 in Pulloxhill plus various beer houses.

13.3. There are no shops, which means that residents have to travel to Flitwick or Ampthill, usually by car to purchase everyday items. Given the paucity of community facilities, it is critical that none are lost, in particular the pubs should be retained.

13.4. Fortunately, the villages both continue to be supported by milk delivery, although not on a daily basis and it is possible to have daily newspapers delivered from Flitwick. These services provide a lifeline particularly for the elderly or those without transport and should be encouraged.

Policy CF1: Community Facilities

Development proposals that will result in either the loss of or significant harm to a community facility will be strongly resisted, unless it can be clearly demonstrated that its continued use is no longer viable. This will require evidence that the property has been actively marketed, commensurate with its use, at an open market value for a period of at least 12 months. Facilities include; • the Village Halls • the public houses

Proposals to improve the viability of a community facility by way of the extension or partial replacement or redevelopment of buildings, structures and land, will be supported in principle. Where relevant and appropriate, regard should be had to the criteria set out in the first paragraph of Policy ND1 and those in Policy D1.

14. Recreation & Local Green Space

14.1. Designation of Local Green Spaces (LGS) give a very high level of protection to open spaces. In the NPPF it is stated that in Neighbourhood Plans, local communities can identify green areas of particular importance to them. The proposed designations are in accordance with the requirement in Paragraph 100 of the NPPF: • The green space is in reasonably close proximity to the community it serves; • The area is demonstrably special to a local community and holds a particular local significance, for example because of its beauty, historic significance, recreational value (including as a playing field), tranquility or richness of its wildlife; • The area concerned is local in character and is not an extensive tract of land. 14.2. The GI Plan has undertaken a survey of all green spaces in the Parishes and applied these criteria to them all. It identified 9 spaces that fulfil the criteria. Accordingly, these spaces are designated as Local Green Spaces through this Neighbourhood Plan as shown on the Policies Map. 14.3. The Parishes of Flitton & Greenfield and Pulloxhill have a reasonable number of greenspaces of different types. The GI Plan sets out the number and location of these, they range from formal equipped recreation grounds to sites that are protected by wildlife designations such as Flitton Moor Local Nature Reserve. 14.4. The Central Bedfordshire Leisure Strategy (2014) gives area targets for the provision of different types of open spaces and uses quality and accessibility to assess the current adequacy of provision. In both Parishes there is a small surplus of Formal Large Recreation Areas and Childrens’ Play Areas and a large surplus in the provision of Informal Large Recreation Areas. There is however a small deficit in Small Amenity Areas in both Parishes, and for allotments in Pulloxhill (although this may be because residents of Pulloxhill use one area of allotments in Greenfield). 14.5. Although both Parishes are well supplied with informal recreation areas, in many cases these are sites which have significant wildlife and heritage interest – e.g. Flitton Moor and Rushymeade and, just outside the Parish boundaries, Flitwick Moor SSSI. It is always important to consider the impacts of recreation on important and fragile biodiversity and historic assets. 14.6. Recreation grounds are maintained by the Parish Councils at Orchard Road and Maple Close in Pulloxhill and the playing field and Multi-Use Games Area (MUGA) adjacent to the village hall in Flitton & Greenfield. The latter is used regularly by both local residents and sports associations from inside and outside the Villages. 14.7. There are four allotment sites. Pulloxhill Council maintains one in community use, located at the Greenfield Road/High Street junction in Greenfield. Flitton and Greenfield Council has land at Flitton Hill and Wardhedges in Flitton and community use plots at Joes Close in Greenfield. The Townland Charity which is aligned to the Church also has some plots on land at Flitton Road, Greenfield. The Flitton Hill site is in an attractive location overlooking the Flit Valley and part of it may be suitable for considering as green space use in the future. A

Community Orchard is to be created at the Joe’s Close site adjacent to the River Flit with tree planting planned to commence in 2020. 14.8. Open spaces can always be improved, through management plans, improvements to access and boundary treatments. The GI Plan gives more detail and it would be appropriate for any new housing developments to contribute towards such improvements, where possible. Larger housing development is required by the Local Plan to provide on-site new open space, although no large housing development is anticipated in the Parishes. Given the relatively generous supply of open space already existing, it would potentially be more appropriate for all contributions to go towards upgrading and improving the existing facilities. 14.9. Not all valued open spaces qualify for special protection in the Plan. However, attention is drawn to Policy ND1, which seeks to ensure that the contribution that other areas of undeveloped land make to the quality of life of the Parishes’ residents is taken into account where new development in proposed which might result in its loss.

Policy ROS1: Local Green Spaces

The following areas are designated as Local Green Spaces and are protected from new development unless very special circumstances can be demonstrated: 1. Greenfield Allotments 2. Pulloxhill Allotments 3. Flitton & Greenfield Playing Fields 4. Flitton Moor Local Nature Reserve 5. Centenary Wood 6. Pulloxhill Cricket Ground 7. Pulloxhill South Grasslands County Wildlife Site (Rushymeade) 8. Pulloxhill Green 9. Highfield Road (Wardhedges) Amenity Space

15. Traffic & Transport

Community Comments

Improving public transport is seen as important for the economy. Improved bus routes are seen as important in all villages. Cycle/footpaths between villages are seen as very important in all villages.

Pedestrians and cyclists in all three villages identify speeding, HGVs and cars using roads as ‘rat runs’ as a very significant problem.

Other issues identified include antisocial parking and the poor condition of foot pavements and crossing points. Car drivers identified the same issues with antisocial parking a particular issue for residents of Pulloxhill.

15.1. In terms of traffic, the roads through Flitton, Greenfield and Pulloxhill are narrow with room for two cars to pass but no room to easily accommodate lorries or the overtaking of cyclists without disrupting the flow of traffic. There is a 7.5 tonne weight limit in force, however this does not apply to the articulated lorries based at or delivering to Pulloxhill Business Park. The roads although minor are very busy with traffic using the villages as a route between the A6 and the M1 and also between Barton/Silsoe and Flitwick. 15.2. The provision of foot pavements is patchy and incomplete. Whilst some parents walk their children to school many do not. This leads to parking problems around Greenfield School in particular. Both Parish Councils have worked with CBC to implement traffic calming measures and there are also active Speed Watch groups in both parishes. But speeding and congestion at differing times of the day are ongoing issues. 15.3. Public transport within Greenfield, Flitton and Pulloxhill is fairly limited. Service 200 between Biggleswade and Flitwick has 6 round trips daily, the last arriving in the Villages between 17.20 and 17.45. There is a limited service on Saturday and none on Sunday. The voluntarily run, Flittabus Community Transport scheme provides very limited service once a day on selected days throughout the month 15.4. CBC’s Local Area Transport Plan (2013) sets the priorities for Flitton & Greenfield as: • The prevalence of HGVs within the villages and the lack of public transport provision are central to the issues to be addressed in the area. • An absence of footpaths and narrow footpaths in places also contribute towards the heavy dependency on the private car for accessing employment opportunities and service provision. 15.5. For Pulloxhill, CBC’s Local Area Transport Plan (2013) sets the priority as: • For short trips within the village the lack of footpaths and the narrow widths of many of the footpaths provided, form a priority to be addressed. This is of particular concern for accessing the local school and for those with pushchairs or of limited mobility within the village.

15.6. As part of the underlying approach to achieving sustainable development in the Neighbourhood Plan any development should encourage walking, cycling, and the use of public transport. It is important that new development complements and where possible improves provision, with a focus on providing safe access to the school and local amenities.

Policy TT1: The traffic impact of new development

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

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

Provision for Cyclists, Horse Riders & Pedestrians 15.7. A partnership approach between the Parish Council, Central Bedfordshire Council and developers will be required to improve highway safety and minimise conflicts between road traffic, cyclists, horse riders and pedestrians. It is intended to support new ways of managing the traffic throughout the Parish by promoting pedestrian and cyclist safety and resident well-being through lower traffic speeds and traffic volumes. 15.8. The GI Plan identifies a number of improvements to the footpath and cycleway network in the area, prioritizing safe footpaths/cycleways between Pulloxhill and Flitton and Greenfield and from Greenfield to Flitwick. 15.9. An ‘off road’ cycle route is planned to link the villages of Flitton and Greenfield with Flitwick. Starting at the bottom of Brook Lane and following the river Flit to the bottom of Mill Lane, the route will follow a bridle-path route via Ruxox Farm and then across to the Ridgeway which runs into Flitwick. It is possible to use this as an alternative route to the railway station and Tesco as there is an underpass beneath the mainline railway line, not far from where the Ridgeway comes out. Funding has been secured to develop this route. The route is extremely important to equestrian users from Flitton as it is a safe route to connect to the bridleway network via Flitwick to Steppingley and Centre Parcs. This route should be designated as a multiuser route and surfaced accordingly to agreed guidelines. 15.10. There is an extensive public path network and this is maintained by volunteers from the Parish Paths Partnership. There are well used paths to local nature sites such as Flitton Moor, Flitwick Moor, Centenary Wood, and Rushymeade. There are plans for a footpath along the river Flit travelling through Greenfield and Flitton on the way to Clophill. However, there is no safe accessible walking route by public footpath or via foot pavement between Pulloxhill and Greenfield or Flitton. New routes should be multi user wherever possible.

15.11. It would also be useful to link via footpath, bridleway or cycleways, routes from • Pulloxhill to Barton, where the Middle School is based. The main road is not an accessible route except by vehicle. • Pulloxhill to Harlington where the Upper School is based. 15.12. These routes are shown diagrammatically at Appendix B4.

Policy TT2: Provision for Cycling, Horse Riders & Pedestrians

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

The following additional links will be supported; • An off-road multiuser route linking Flitton and Greenfield with Flitwick, • A footpath along the River Flit, • Off-road route from Pulloxhill to Barton, • Off-road route from Pulloxhill to Harlington.

Parking 15.13. Car ownership levels in the Parishes are high (in the 2011 Census 50% of households had 2 or more vehicles compared to 46.7% in Central Bedfordshire and 32% in England), reflecting both the rural location and limited availability of public transport. Off-road parking is limited in the villages and is a frequent source of frustration for residents, even on new estates. Adherence to Central Bedfordshire Councils parking standards reflect these local factors and seek to ensure that new development does not add to current levels of congestion. 15.14. In surveys residents expressed concerns about traffic and transport issues and the impact on their well-being. They highlighted the dangers caused by on-street parking or half parking on the foot pavement and risks to pedestrian and cyclist safety. This is particularly an issue near to the school and business park and the Parish Council’s will continue to work with residents and the Business Park tenants to try to resolve these ongoing problems.

Policy TT3: Car Parking

Unless it is clearly impracticable or otherwise inappropriate, new development, including housing, will provide on-site parking to meet current and future needs, in line with Central Bedfordshire Council’s parking standards.

16. Local Employment & Business

Local Businesses 16.1. The Neighbourhood Plan supports the viability of local businesses and their expansion, where this is proportionate and appropriate in the individual circumstances. The intention is to avoid the villages becoming even more of a “dormitory” which is over dependent on outward commuting. It also encourages appropriate diversification of existing economic activities, as this will make the local economy more robust and more sustainable. However, development must be of a scale and intensity appropriate to its context, must not impact detrimentally on residential amenity, and must have an acceptable impact on the character and scale of the villages and their rural hinterland. Establishment and expansion of small-scale businesses which are based at farms should be considered acceptable unless the scale of development would become such that it would represent unsustainable development. 16.2. Pulloxhill Business Park does cause particular traffic difficulties, with large vehicles travelling along local roads. The roads were not designed for this type of traffic and a 7.5 tonne limits exists throughout the area. However, this does not apply to lorries dropping off and picking up anywhere in the area or those based at the Pulloxhill Business Park or other commercial premises in the Parishes (e.g. ex farm sites now used as business units). 16.3. HGV movements are a big issue for pedestrian safety, particularly given the Business Park’s close proximity to the school which is congested at the beginning and end of the school day. Further development of large units, additional units or extensions to units on this site will be resisted unless it can be proven that this will not result in an increase of large vehicles needing access to and from the site. 16.4. Home working is also seen as a means of encouraging business and creating a sustainable community with less commuting and a more sustainable lifestyle, saving individuals the cost of travel and increasing their leisure time. The provision of good telecommunications i.e. broadband is particularly important in rural areas and in supporting the viability and sustainability of rural enterprise and home-working. 16.5. The Neighbourhood Plan will support proposals to provide access to the latest super-fast broadband network to serve the villages. In doing so, it will require the location and design of any above-ground network installations to be sympathetically chosen and designed to reflect the character of the local area. 16.6. In terms of energy and climate change, Parish Councils should be encouraged to support their communities to be more resilient through use of alternative energy including solar power panels (in an unobtrusive way) and better home insulation. Income from the Clayhill Solar Farm should be invested in local assets and community services.

Policy LE1: Supporting Local Employment & Businesses

Planning applications for extensions or part change of use of dwellings to enable flexible or home working will be supported, subject to the criteria set out in Policy ND1 and the existence or provision of adequate car parking.

Proposals for the development of new small businesses and for the expansion or diversification of existing small-scale businesses, including farm-based operations, will be encouraged, providing that regard is had to other relevant policies of this Plan, in particular the criteria set out in Policies ND1, D1, TT1 and TT3. Where relevant, opportunities must be taken to secure the re-use of vacant or redundant historic buildings as part of the development. Any proposals of further development on Pulloxhill Business Park that would result in any of the above criteria (including those in Policies ND1, D1, TT1 and TT3) being contravened will be strongly resisted.

In each instance, the provision of effective broadband services will be encouraged and appropriate measures should be incorporated into the design of workplaces.

17. Implementation & Parish Council Actions

17.1. The Neighbourhood Plan will be delivered and implemented over a long period and by different stakeholders and partners. Flexibility will be needed as new challenges and opportunities arise over the plan period. The Parish Councils are committed to Localism and locally informed influence over planning decisions and will be the key organisations in the implementation, monitoring and review of the Neighbourhood Plan. 17.2. The Plan will be used by the Parish Councils to: • guide comments on planning applications • negotiate with landowners and developers to achieve the best possible outcomes from new development • direct financial resources to the villages in a structured way • bring together groups or working parties to improve the local environment • lobby local authorities to support the parishioners wishes and aspirations

17.3. It is recognised that partnership working is needed for the potential of the Plan to be realised. Partnership and joint working will be key elements in the successful implementation of the Plan. 17.4. The approach will be that new development should be supported by the timely delivery of infrastructure, services and facilities necessary to provide a balanced, self-sufficient community. 17.5. Financial contributions will be sought from developers through Section 106 agreements and the Community Infrastructure Levy (CIL) which provides a legal framework to raise funds to provide the infrastructure needed to cope with new developments. Central Bedfordshire is working on CIL at present and when it is introduced in the area, contributions will be sought as appropriate under CIL Regulations and the NPPF. The Neighbourhood Planning Regulations of the 2011 Localism Act enable areas with a Neighbourhood Plan in place to receive at least 25% of the CIL raised in their area to direct to their own local infrastructure priorities. 17.6. The Parish Councils will continue to work in partnership with other organisations including Central Bedfordshire Council, to bring improvements to the villages in a number of ways. These issues/projects include: • A circular and continuous foot path / cycle path to be constructed to provide walking and cycle access between Flitton, Greenfield and Pulloxhill. • Through financial contributions, improvements will be made to the surface of existing footpaths within the villages and to ensure a width of at least 1.5m, where possible, to accommodate pushchairs, the elderly or the visually impaired, and disabled users. • Consultation to be undertaken by the Parish Councils with Central Bedfordshire Council and relevant landowners to investigate the provision of off-road parking at Greenfield and Pulloxhill Academies.

• Consider existing traffic calming provisions on Greenfield Road, Flitton Road and the High Streets with a view to reducing speeds wherever possible to a maximum of 20mph without causing congestion. • Explore the possibilities of limiting some road access for industrial vehicles or restrict the hours of access/ movement for deliveries, so as to avoid peak congestion times such as school drop off. • The Parish Councils will continue to work with other organisations to provide better access to walk, ride and cycle from the three villages to Flitwick for local services and facilities. They will continue working with their existing partner, The Greensand Trust to provide a surfaced off-road path linking The Flit Valley Barn at Flitton, the bottom of Mill Lane, Ruxox Farm and Flitwick. • The Parish Councils will seek to provide or improve access to walk, ride and cycle between the three villages to other nearby villages where there are schools and local services • The Parish Councils will always press for improved bus services linking the three villages to Flitwick. • Proposals for any necessary street and external lighting should comply with the current guidelines for rural areas by the Institution of Lighting Engineers (Guidance Notes for the Reduction of Obtrusive Light, the Institution of Lighting Engineers, 2005). Consideration will be given to improve existing street lighting on the main pedestrian routes, keeping them as environmentally friendly as possible and reducing light pollution to maintain dark skies. • The Parish Councils will help to lobby for improved broadband to serve both private customers and small businesses.

18. Monitoring & Review

18.1. It is important to check that progress is made towards meeting the objectives and policies of the Plan. The Parish Councils will report on the implementation of the Plan every 3 years and consider • if progress is being made to achieve the vision and the objectives of the Plan • if progress is being made towards the implementation of the policies in the Plan • if financial contributions available to the community arising from development is being targeted towards the identified plans and projects • if the Plan remains based on the most up to date information • if the Plan is being taken into account by Central Bedfordshire Council when determining planning applications

18.2. These periodic reviews will allow each Parish Council to conclude if a formal review needs to take place. If so, it will secure opinions of residents and stakeholders to update the Plan.

ANNEXE A1: POLICIES MAP

ANNEXE A2: POLICIES MAP (ZOOMED)

ANNEXE B1: BIODIVERSITY MAP

ANNEXE B2: IMPORTANT HEDGEROWS MAP

ANNEXE B3: KEY VIEWS MAP

ANNEXE B4: NEW ROUTES/RIGHTS OF WAY

Glossary

The procedure by which a plan becomes formal council responsibility. The Neighbourhood Adoption Planning Regulations also call this stage ‘made’ for the purposes of a Neighbourhood Plan. Housing, provided to eligible households whose needs are not met by the market. Eligibility is determined with regard to local incomes and local house prices. Affordable Affordable housing housing should include provisions to remain at an affordable price for future eligible households or for the subsidy to be recycled for alternative affordable housing provision A piece of land that has had a particular use earmarked via a Neighbourhood Plan or Local Allocation Plan. This might be for housing, employment or another use such as open space. A positive element or elements that contribute to the overall character or enjoyment of an area. For example, open land, trees, historic Amenity buildings and the interrelationship between them, or less tangible factors such as tranquility. The whole variety of life encompassing Biodiversity variations, including plants and animals. Land that has been previously developed on Brownfield (excluding agricultural or forestry buildings and residential gardens) An area designated under Section 69 of the Town and Country Planning (Listed Building and Conservation Areas) Act 1990 as being of Conservation Area CA ‘special architectural or historical interest’ the character and appearance of which it is desirable to preserve and enhance. A document which details when, where and how the public and stakeholders have been Consultation Statement consulted, issues that were raised and how they were addressed. Countryside Land not within settlement boundaries An amount of money payable to the Council on Community Infrastructure new housing and other development which is CIL Levy used for infrastructure and community facilities and services

Developer contributions, also known as planning obligations, can be secured via a Developer section 106 legal agreement or planning Contributions/Planning condition attached to a planning permission. Obligations/Section 106 They help mitigate any adverse impacts generated by new development on infrastructure and facilities. Development Plan Documents are planning policy documents which make up the Local Plan. They guide development within a local Development Plan DPD planning authority area by setting out the Document detailed planning policies, which planning officers use to make their decisions on planning applications. Land that is used or is proposed to be used for offices, industry and/or storage and Employment Land distribution – covered by the B Class in the Use Classes Order The information and data gathered by local authorities and other plan makers to inform Evidence Base and support the policy approaches to be set out in a Local Plan or Neighbourhood Plan For neighbourhood planning, an independent assessment carried out by an examiner to Examination determine whether your plan meets the Basic Conditions The combination of probability of a particular flood event and its corresponding hazard and is used to refer to the scale of flood effect, combining hazard and probability, upon a Flood risk particular site. Flood Zones 1-3b describes land with a specific probability of flooding with 1 being the least affected. Development may be restricted by Flood Zones. A statutory document that allows development General Permitted GPDO (such as small house extensions) to be Development Order undertaken without planning permission. Designated areas around major built up areas Green Belt GB which can only be developed under very special circumstances set out in the NPPF A network of multi-functional green space and other environmental features, urban and rural, including both established and new sites - Green Infrastructure GI which support natural and ecological processes, and are capable of delivering a wide range of environmental and quality of life benefits for local communities.

Tests the impacts of a plan or project on nature Habitats Regulation HRA conservation sites of European importance and Assessment is required under EU legislation. A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning Heritage asset decisions, because of its heritage interest. Heritage asset includes designated heritage assets and assets identified by the local planning authority (including local listing). Refers to the fundamental facilities and systems serving a country, city, or other area, Infrastructure including the services and facilities necessary for its economy to function, including transport A local public authority established in areas of special drainage need in England and Wales. IDBs have permissive powers to manage water Internal Drainage Board IDB levels within their respective drainage districts, undertake works to reduce flood risk to people and property and manage water levels to meet local needs A site of importance for wildlife, geology, Local Nature Reserve LNR education or public enjoyment, declared by district, borough and county councils. The main planning document in an area which sets out what type and how much development will occur across the area for the Local Plan next 15 years. It also provides a suite of policies that help manage development including for design, access and amenity Non statutory sites of substantive nature Local Wildlife Site/County conservation interest determined locally LWS/CWS Wildlife Site according to national, regional and local biodiversity needs. Sets out the Government’s planning policies National Planning Policy NPPF for England and how these are expected to be Framework applied. National Planning Practice A web-based resource, provides more detailed NPPG Guidance guidance on the contents of the NPPF This is the area that the Neighbourhood Plan will focus on. For town or Parish Councils, the Neighbourhood Area designated area is usually the boundary. Sometimes Parishes will combine to form one area.

Will set out the vision for a neighbourhood area and the planning policies for the use and development of land. Neighbourhood Planning Guidance Note 7: Glossary May 2017 These Neighbourhood policies will be at a local level to support the Development Plan or NDP/NP strategic policies within the emerging Local Neighbourhood Plan Plan. Plans should guide development rather than stop it. If adopted, a Neighbourhood Plan will become a statutory plan carrying equal weight with adopted local plan policies A concise statement of the principles that a particular kind of development proposal Policy should satisfy in order to obtain planning permission. A Parish Plan or community led plan can include planning related issues but they can Parish Plan focus purely on areas other than development. Parish Plans will not have the same legal status in planning terms as a Neighbourhood Plan Illustrates the spatial extent of the planning Policies Map policies and designated areas. Either a Parish/town council or neighbourhood Qualifying Body forum, which can initiate the process of neighbourhood planning. A vote by the eligible population of an electoral area who may decide on a matter of public policy. Neighbourhood Plans are subject to a Referendum referendum of the eligible voters within a neighbourhood area. There is a specific question set in Regulations which has a yes or no answer. Many Local Plans set out a hierarchy of settlements according to their population and Settlement Hierarchy facilities. Different levels of growth may be attributed to each tier. Designated under the Wildlife and Countryside Act 1981by Natural England they are a Site of Special Scientific SSSI protected area designated as being of special Interest interest by virtue of its flora, fauna, geological or geomorphological features. European requirement assesses the significant Strategic Environmental SEA environmental impacts of plans and Assessment programmes. Strategic Flood Risk An assessment of the probability of flooding SFRA Assessment within a particular area.

Assesses the suitability, availability and Strategic Housing Land SHLAA deliverability of land that have been promoted Availability Assessment as sites for housing development Assessment of the local housing market, which Strategic Housing Market studies the supply and demand of housing, the SHMA Assessment need for affordable housing and the affordability of the local housing market A document which elaborates upon a Supplementary Planning policy/policies of the Local Plan to provide SPD Document additional guidance for a particular topic or type of development. An assessment of the environmental, social, and economic impacts of a Local Plan to check Sustainability Appraisal SA that the plan accords with the principles of sustainable development. An approach to development that aims to allow economic growth without damaging the environment of natural resources thereby Sustainable Development development which ‘meets the needs of the present without compromising the ability of future generations to meet their own needs.’ An artificial drainage solution which reduces Sustainable Drainage and slows the quantity and rate of surface SuDS System water run-off from new development, dealing with it as close to the source as possible An order made by a local planning authority to protect a specific tree, a group of trees or woodland. TPOs prevent the felling, lopping, Tree Preservation Order TPO topping, uprooting or other deliberate damage of trees without the permission of the local planning authority. The Town and Country Planning (Use Classes) Order 1987 (as amended) defines the categories of use of buildings or land for the Use Classes Order UCO purposes of planning legislation. In most cases, planning permission must be obtained to change the use of a building or land to another use class Contains a description and analysis of the distinctive aspects of a village and outlines Village Design Statement design guidance for further development. A Village Design Statement can then be considered in assessing planning applications Sites which have not been identified as available in the Local Plan. They normally Windfall Site comprise previously-developed sites that have unexpectedly become available.

Table of Objectives/Policies

Objective Policies 1. To protect the rural character of the villages, conserving and enhancing the attractiveness of the countryside, landscape and RC1, RC2, ND1, LD1, D1, ROS1, ROS2 biodiversity. 2. To prevent coalescence between the existing settlements and ND1 maintain the important countryside gaps between them. 3. To reinforce local distinctiveness by retaining hedgerows, trees LD1 and key views within the settlements. 4. To preserve the special historic character of the villages, including the Conservation Areas, Listed buildings and their settings and HE1, HE2 the historic landscape. 5. To support a mix of housing, in accordance with the Housing Needs Survey, based on current and future demographic trends, H1 market trends and the needs of different groups in the community. 6. To ensure any developments are small scale, of the highest quality, positively contribute to or improve the local D1 infrastructure, and have minimal impact on the character of FGP. 7. To reduce the reliance on cars by improving walking and cycling access within and between the villages and local services and to TT1, TTR2, TT3 improve both road and pedestrian safety throughout the villages. 8. To support proposals for reducing the speed, volume of traffic TT2 and congestion through each settlement. 9. To retain the existing public houses and community facilities and CF1 designated Assets of Community Value. 10. To recognise the importance of accessible green spaces, enhancing the existing spaces and to designate new green spaces ROS1, ROS2 for residents to enjoy.