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

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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.

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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.

3.4 The Shill valley continuing as part of the open countryside has the potential to be an asset for the children of Carterton. If surrounded by development on both sides,

there would be a loss of potentiaL.

3.5 There are wonderful distant views southwards from the west end of Shilton, which should not be encumbered with development (see photographs 7 and 8).

3.6 This site has severe water catchment problems for it is directly along the Shill, a stream which disgorges into the floodable part of Bampton downstream.

Figure 3.7 on p51 of the WO DC Local Plan shows that this site abuts the sensitive flood plain of the Shill. To avoid unnecessary damage downstream the southern part of the site around Kenn's Farm is likely to have to be set aside as open land for run-off water catchment ponds.

3.7 Figure 3.7 also powerfully illustrates the location of the open landscape with villages referred to above. The Shill is indicated by first dotted flood risk areas which then become a continuous ever widening zone, entrapped by a neck at Bampton. The eastern edge of this flood plain, together with the catchment ground north of Bampton and Aston is the north east boundary of the special landscape which should under no circumstances be considered for development. It is the rural zone of South West Oxfordshire, a quiet gem of a landscape. (See attached overlay on Local Plan Figure 3.7)

3.8 This is an unsuitable area for expansion of Carterton and would be likely to be found so by a planning inspector at the Local Plan Inquiry. 4. Possible Development North of Carterton

4.1 This site enters the parish of Shilton. That part of the possible development site which is not in the parish of Shilton would not impinge upon Shilton and so is not assessed by this paper. Some development may be acceptable here.

4.2 Any development north of Carterton should be given shelter from the cold north winds here by a generous tree belt.

4.3 The WO DC Local Plan 2011 Inset Map 4 indicates (Proposal 15) proposed housing on both sides of Swinbrook Road. North of this is land safeguarded for a proposed road link, set in proposed woodland.

4.4 One would expect that this site would have a reasonable microclimate being on a south facing slope. However, being on high ground a wide shelter belt north of the proposed link road would be essential to ameliorate north winds. In 1982 the snow drifted here to a depth of two metres which indicates the coldness of winter without protection.

4.5 Development north west of 'North East Carterton Development Area' on the WODC 2011 Local Plan Inset Map 4 should not be considered within Shilton parish. The land here has a bad microclimate. It soon falls northwards where no amount of tree planting could overcome the inevitable cooling conditions. This is contrary to government policy on energy efficiency for new housing.

4.6 Furthermore development here would impinge, both visibly and spatially, upon Shilton's rural setting. The north west edge of Carterton should not come beyond the Shilton parish boundary line, modified by the dotted line on Inset Map 4. For all the reasons cited above, development further north than this line would be unacceptable.

5.0 Possible Link Road Development

5.1 The WO DC Local Plan 2011 Inset Map 4 indicates "Land safeguarded for road link (policy T4)" which is located north of "Proposal 15" proposed development land.

5.2 This proposed link road development is referenced in the following document:

WODC: Planning for the Future Core Strategy Preferred Approach Consultation February 2010

This document indicates that the WO DC preferred approach would include a "New link road from Shilton Road to Shilton Park to improve access, together with new housing off Swinbrook Road (about 200 homes on existing local plan site)".

5.3 If the stated intention of the WODC is to improve access to Shilton Park and the

development Proposal 15 (WO DC Local Plan 2011 Inset Map 4), then it would stand to reason that the first priority would be for WODC to convince the County Council to extend the A40 link road (Minster Road) to include westward access to the A40 dual carriageway as the current junction only allows traffic to join and leave the A40 from the East - there being no westward access. 5.4 Given the current lack of westward access to the A40 from the A40 link road (Minster Road), the proposed Shilton Road Link and proposed additional housing and commercial development in the area would have the unacceptable effect of amplifying the recent trend of turning Shilton into a thoroughfare for westbound commercial traffic making deliveries in Witney and Carterton and then continuing to Swindon, Cheltenham and the West.

5.5 Credence is given to this concern in a recent Traffic Survey of Shilton conducted by contractors to Thames Valley Police, which indicates that there is greater traffic that runs from East to West that from West to East. In addition, the Traffic Survey (commissioned by the Shilton Parish Council) indicates that there is considerable commercial traffic, and endemic speeding in excess of the speed limit.

5.6 Given that the pond and ford of Old Shilton acts as a recreational asset for the parents and children of Carterton, (paddling & picnicking) and the village & pond acts as busy horse riding lesson thoroughfare for the parents and children of Carterton & environs (see attached photograph 11), it would be unacceptable for the Shilton Road Link to be constructed without construction of westward access to the A40 dual carriageway from the A40 Link Road (Minster Road).

5.7 The recently published West Oxfordshire Local Plan 2011 - Inspector's Report states in section 10.18 " . . . However, the Highway Authority accept that it would not be appropriate to increase traffic through the village (ShiltonJand indicated at the Inquiry that if a problem is identified consideration will be given to the provision of appropriate traffic management measures. (218) "

5.8 If the A40 link road was further developed to include construction of westward access to the A40 dual carriageway from the MO Link Road (Minster Road), then improved access to the west from Shilton Park and the development Proposal 15 (WODC Local Plan 2011 Inset Map 4) would be attained and would thus preclude the requirement that the proposed Shilton Road link intersect with the B4020 (Shilton

Road). Instead, this proposed road could terminate prior to the B4020 and still provide improved access to the town centre through Monnham Way, Kilkenny Lane and Swinbrook Road which would encourage the use of walking, push bikes and bus service into the town centre.

5.9 The proposed Shilton Road Link would impinge, both visibly and spatially, upon Shilton's rural setting and would cause additional light pollution, and traffic noise pollution which would be both visible and audible from the confines of the Conservation area of Shilton. The proposed Shilton Road Link would impair the Shilton Conservation Area and the views into and out of this protected community. For all the reasons cited above, development of the proposed Shilton Road Link would be unacceptable. 5. Conclusions

5.1 Further growth of Carterton, if deemed absolutely necessary, should therefore ONLY take place in the east/north east quadrant of the town and be confined to the parish boundaries of Carterton.

5.2 This area is well serviced by the extensive and recent Shilton Park infrastructure of roads and roundabouts that give eastbound access to the A40 from the centre of the town. There is also is a bus service to Witney and Oxford and into the centre of Carterton with the added benefit of push bike paths nearby.

5.3 Development in this direction would not undermine the setting of Shilton village, a conservation area, nor the natural western boundary of Carterton formed by the Shill brook valley, beyond which is attractive open countryside.

5.4 Development should NOT take place in the land to the east or north of the town, and construction of westward access to the A40 dual carriageway from the A40 Link Road should be a prerequisite before any development work commences in Carterton.

5.5 Development should NOT take place in the land to the east or north of the town, and construction of westward access to the A40 dual carriageway from the A40 Link Road should be a prerequisite before any development work commences in Carterton. THE PHOTOGRAPHS

THE SETIING OF SHILTON AND CARTERTON

1. Shilton's Norman Church seen looking north from the south parish boundary. This view shows how the village is surrounded by open hills.

2. Shilton Village School, opened 1867 made into the village hall 1971. This view is now enclosed by trees. The north-western housing extension of Carterton would spread all the way along the horizon of this picture.

3. The west side of Carterton above Shill brook from near Shilton parish south boundary. This view shows how the Shill valley is a natural western boundary to Carterton beyond which is extensive open countryside.

VIEWS FROM SHILTON TOWARDS THE SITE FOR POSSIBLE NORTH-WESTERLY EXPANSION OF CARTERTON

4. Looking east across Shilton village from the crest of the hill up from the ford. The north west proposal for extending Carterton would bring houses all the way across this skyline beyond the hilltop hedgerow.

5. The same view looking over the wall across the village.

6. Looking east across the north-eastern part of Shilton from the footpath north of the village. The green skyline field beyond the middle ground hedgerow would be filled with houses if the proposed north-westerly extension of Carterton were to take place.

VIEWS TOWARDS THE SITE FOR A POSSIBLE NEW DEVELOPMENT AREA WEST OF CARTERTON

7. Looking south from Shilton West End across open country towards distant hills. The northern edge of the possible new development area west of Carterton is the middle distance horizon, the hedgerow on the far side of the three foreground fields.

8. Looking south from Shilton Parish boundary on the public footpath. If new development west of Carterton were to take place, there would be houses all across the near skyline.

9. One of the views looking west from Carterton west ring road onto the possible new development site west of Carterton.

10. View north from B4477 across the possible new development site in open country west of Carterton. All the foreground fields would be filled with houses.

VIEWS OF THE VILLAGE POND & FORD THAT WOULD HAVE INCREASED TRAFFIC WITH CONSTRUCTION OF THE PROPOSED SHILTON ROAD LINK

11. View of the Shilton Pond & Ford which is used for recreational purposes by the parents and children of Carterton & environs for hors ridding lesson, paddling & pick nicking. 1 .

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3. The setting. f 0Shilton and Carterton 4.

6. Views from Shilton towards the site for possible north-westerly expansion of Carterton 7.

10. Views towards the site for a possible new development area west of Carterton 11.

View of the Shilton Ford & Pond. Used for recreational use by Children & Parents. Used for local horse riding lessons. - - . 'Environment-.. ._--.------_. ------.. - . .LJl3 e

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