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The the Arguments Put Forth Herein and the Precedents Set by Past Refusals

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The the Arguments Put Forth Herein and the Precedents Set by Past Refusals 11 _.Î -,l I i Felicity Heyworth The Old Forge Shilton, aXON OX184AD i Friday, March 19, 2010 I To whom it may concern, i Please find attached the following evaluation from Colvin & Moggridge Landscape :I Architects: ~ 1! . Planning for the Future: Core Strategy Preferred Approach: Consultation, February r 2010: Comment on Alternative Proposals for Carterton As They Relate to Shilton Village. As co-owner of The Old Forge, Shilton, axon, OX18 4AD and a long-time resident of the village, I commissioned this document in response to the proposed expansion of Carterton. I strongly object to this proposed expansion, for all the reasons clearly and convincingly outlined in the attached document Given the strength of the arguments put forth herein and the precedents set by past refusals to grant permission for such an expansion, please know that I fully intend to pursue my objection to the construction, should this report not result in a withdrawal of the proposaL. Please consider carefully the arguments put forth in this document, and do not hesitate tö contact me if you have any questions or concerns. ~ "'--------- Felicity Heyworth Col'7~ ~c M?ggridge J f ( r' i t e ( 1 S WODC: Planning for the Future Core Strategy Preferred Approach Consultation February 2010 COMMENT ON ALTERNATIVE PROPOSALS FOR CARTERTON AS THEY RELATE TO SHILTON VILLAGE Contents 1. General Points 2. Shilton Conservation Area 3. Possible Development Area West of the Shill 4. Possible Development Area North of Carterton 5. Conclusions Photographs 1-10 Map Overlay of Remoter Landscape of SoW Oxfordshire 1. General Points 1.1 All the alternatives shown are contrary to the current policy for Carterton defined by Inset Map 4 of the West Oxfordshire Local Plan 2011 (adopted June 2006). Both the northern and western boundaries of this map are straight lines implying continuation of the protected zone beyond the map edge. Map 4 defines a "Policy Area to Prevent Urban Sprawl and to Protect Existing Character" which is supported by the stringent Policy NE2. This ends with the words "Development in the strategic gaps/buffer areas which would harm the rural character of an area or lead to the undesirable sprawl of a settlement will not be permitted." 1.2 However government policy imposes a requirement for more housing in West Oxfordshire. Carterton is understandably under consideration for further expansion under this policy. 1.3 Figure 3.4 of the WODC Local Plan 2011 shows Landscape Character Areas. Carterton lies within the area entitled 'Shilton Downs'. However in looking more locally it is important to differentiate between two distinct areas within this designation. The area from Carterton eastwards to Witney is somewhat suburbanised countryside. In contrast the countryside west of the Shill on the west flank of Carterton is very rural, beautiful open plateau countryside, "renowned for its gentle scenic beauty" (Paragraph 3.110 p37). South of Shilton Downs landscape character area is Bampton Vale landscape character area, where there are a series of exquisite stone built villages. Both the open plateau and the scattered villages are examples of the English countryside which is admired worldwide. Shilton village, in the Shilton Downs area, is another of these exquisite stone villages of south west Oxfordshire, each set in open countryside. (See attached overlay on local plan Figure 3.7) 1.4 The Local Plan perceptively identifies the care with which proposals for this landscape need to be assessed. "With a relatively small part of the District lying outside a landscape notation, (Cotswold AONB); these undesignated areas tended to be perceived as having little of merit, despite their own intrinsic landscape attributes." (Paragraph 3.116). Therefore the merits of any proposal needs to be assessed against Policy NE3 which reads: "Local Landscape Character - Development will not be permitted if it would harm the local landscape character of the District. Proposals should respect and where possible, enhance the intrinsic character, quality and distinctive features of the individual landscape types. " The supporting paragraphs include:-" Particularly sensitive areas for new development are the small and larger-scale valleys crossing the District, as well as the open landscapes of the elevated wolds and flat clay vales. ...." (paragraph 3.1.22) 1.5 It is not to be expected that this wise policy will be altered to accommodate additional housing. This is therefore the context for considering the possible development sites shown on the consultation document of February 2010. 1.6 Before any development is scheduled for any of the zones shown on the consultation document, it is important to identify possible smaller sites within Carterton. For instance there are a series of small pieces of open ground along the west side of Shilton Road and Upavon Way, some of which would be suitable sites for small groups of housing. Some of the unused employment site land sitting in rather depressing emptiness in east Carterton might also be released for houses, and another area for future employment designated nearby. Cumulatively such sites can provide a significant proportion of the housing need. Smaller sites also give an opportunity to more local contractors and designers, rather than the anonymous estates of large scale national building firms. 2. Shilton Conservation Area 2.1 The WODC Local Plan 2011 schedules Shilton as a Conservation Area. National policy is defined by Planning Policy Guidance Note PPG15 (the quotations below are from the 1994 edition) 2.2 PPG15 paragraph 4.9 states:- "Policies for conservation areas 4.9 Section 71 of the Act places a duty on local planning authorities to formulate and publish proposals for the preservation and enhancement of conservation areas. It is important that designation is not seen as an end in itself: policies will almost always need to be developed which clearly identify what it is about the character or appearance of the area which should be preserved or enhanced, and set out the means by which that objective is to be pursued. ...." Shilton village is set in open countryside, particularly visible all round the village from the hill-slopes on either side of the Shill valley. The Norman church is on this higher ground right against open country at the south west corner of the village. The rural setting is an inherent part of the identity of Shilton (see attached photographs). 2.3 PPG15 paragraph 2.26 states:- "The wider historic landscape 2.26... In defining planning policies for the countryside, authorities should take account of the historical dimension of the landscape as a whole rather than concentrate on selected areas. Adequate understanding is an essential preliminary and authorities should assess the wider historic landscape at an early stage in development plan preparation. Plans should protect its most important components and encourage development that is consistent with maintaining its overall historic character. ....." In the case of Shilton the setting of the village is the key historic landscape characteristic. When the village grew up it was set in sheep grazed downland. This agriculture has been replaced with arable and cow grazing. However it remains a village dominated by an agricultural setting, detached from its urban neighbour (see attached photographs). 2.4 Paragraph 1.1 of PPG15 reiterates the same broad policy (a policy repeated by WO DC Local Plan Policy NEl): "1.1 It is fundamental to the Government's policies for environmental stewardship that there should be effective protection for all aspects of the historic environment. The physical survivals of our past are to be valued and protected for their own sake, as a central part of our cultural heritage and our sense of national identity. ..... Their presence adds to the quality of our lives, by enhancing the familiar and cherished local scene and sustaining the sense of local distinctiveness which is so important an aspect of the character and appearance of our towns, villages and countryside. The historic environment is also of immense importance for leisure and recreation." In this respect Shilton, including its wider countryside setting, contributes to the quality of life, leisure and recreation of those who live in nearby Carterton. 2.5 The WO DC Local Plan 2011 Proposals Map shows the villages in West Oxfordshire, referred to in section 13 above. Figure 5.2 on p.85 is a schedule related to the Proposals Map. It is interesting to note that there are three exquisite villages, included as Conservation Areas on the proposals map, but omitted from this schedule. This is possibly because they are small, unspoilt and noteworthy for their widely accepted perfection: namely Kelmscot, Kencot and Shilton. 3. Possible Development Area West of the Shill 3.1 This proposal would be strategically damaging to the broad landscape pattern of s- W Oxfordshire. The development is indicated in the rural landscape zone beyond the natural western town boundary of Carterton along the Shill. It may have been selected because absence of adjacent population avoids all the difficulties which could arise from continuing development near other recent development. But this very emptiness confirms the unsuitability of the site in strategic landscape planning terms. It is in a tract of open country. 3.2 It is an area subject to severe aircraft noise because of its location close to the west end of the Brize Norton runway. This site is particularly exposed to the roar of transport planes landing or taking off, particularly towards its southern end. 3.3 Traffic access would be a severe problem. Those wishing to reach the A40 would inevitably travel through Shilton village, ill-suited to a large increase in traffic. The place does not feel like part of Carterton and is anyhow too far to walk into Carterton town centre and so cars would be used, causing congestion of car parking and roadways.
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