Buckland Neighbourhood Plan

Home , Buckland Common, Strip parish, The Ridgeway

Evidence Base Report

Contents Page

Map of Neighbourhood Area 3

Why this plan 4

What is the plan about 4

The strategic context for the plan 4

History of Buckland 5

Aims and Objectives to be achieved over the plan period 5

Our Vision for Buckland 6

Introduction to the Neighbourhood Plan 6

Buckland in the sub region 6

Population Age Structure 7

Employment 8

Traffic and Transport 8

Built Environment 9

Building materials 12

Green Spaces and the Natural Environment 12

Projects 13

Appendices 16

The Buckland Neighbourhood Area as approved by AVDC

Why this plan? The Localism Act of 2011 empowered a Parish Council to produce a development plan for the parish, dealing with planning matters of concern to the village, such as where new houses might be built, how many and what type.

Using this initiative Buckland Parish Council set the plan in motion with Aylesbury Vale District Council (AVDC) formally recognising Buckland as a ‘Neighbourhood Area’ on 31st January 2014.

This document is the submission draft following its pre-submission consultation over a six week period from 6 May 2015 to 17 June 2015, under Regulation 14 of the Neighbourhood Planning (General) Regulations 2012. Buckland Parish Council considered the responses and made some minor amendments and now submits this version to AVDC for its statutory six week consultation period. It will then be subject to independent examination and put to a referendum of village residents before it is ‘made’ (i.e. adopted).

This plan is a Neighbourhood Development Plan and it will have legal status being part of the development plan in determining planning applications when it is finally made. Once it is adopted, AVDC will determine planning applications in the neighbourhood plan area against the Plan’s policies, in consultation with Buckland Parish Council.

What is the plan about? This Plan deals with the important land use and environmental qualities of Buckland that were identified in the parish plan.

• It sets out a vision for the parish • It lists the issues to be tackled and resolved over the plan period, from 2015 – 2032 • It contains certain policies to protect the environment and to enable appropriate development, to meet needs for homes and jobs • Some housing development might be appropriate, provided it meets the policies in this plan and in the current strategic plan for the whole district, the Aylesbury Vale District Local Plan (AVDLP)

The strategic context for the plan The Government has set out various national policies to be followed in the National Planning Policy Framework (NPPF). In addition, the policies in our neighbourhood plan need to conform with the strategic policies set out in the adopted Local Plan. These are the saved policies from the 2004 Aylesbury Vale District Local Plan (ADVLP) which do not conflict with those in the NPPF.

Growth in the Vale will be concentrated in the main urban communities. A small community, such as Buckland, there is expected to be limited growth. The parish is a suitable location for small growth to sustain its vitality, but the level needs to be constrained due to poor public transport connections to the nearest town, it’s small size (about 1000 people and 254 homes) and its limited infrastructure (no medical centre, bus route, school, shop).

The Parish Council believes that the policies in this Neighbourhood Plan conform to the NPPF and are consistent with the saved policies in the AVDLP. 4

History of Buckland Buckland is a Chilterns strip parish, stretching from Draytonmead Farm in the north to Leylands Farm in the south, approximately half of the land being in the Vale of Aylesbury and the other half in the Chilterns. The lower ground in the Vale was used for winter pasture and the hills for summer grazing. In the Chilterns the parish extended to include Buckland Common. However, during the reorganisation of parish boundaries in the 1934, Buckland Common was transferred to the newly created parish of Cholesbury-cum-St Leonards.

Two main roads cross the parish: the B489 Lower Icknield Way and London Road, once Akeman Street. The Upper Icknield Way leads off the London Road at Tring Hill and a sunken land, Dancers End, wanders through the Chilterns up to the Crong and Northill Wood. The A41 Aston Clinton bypass now cuts through a third of Buckland Parish.

There are two canals, to the north the Aylesbury Arm of the Grand Union Canal, and to the south the Wendover Arm of the Grand Union Canal. The Wendover Arm was built to provide water from the Chilterns to the main Grand Union Canal system. Buckland Wharf came into being during the construction and operation of the Wendover Arm. The Wendover Arm was built in 1794, but had started leaking by 1802 and had to be closed for repairs. Although it was opened again, it continued to leak and by 1897 the leakage was so great that it was taking water from the main canal system. It was finally closed in 1904 and the section where leakage had occurred was piped. The Wendover Arm is currently being restored and re-watered by volunteers of the Wendover Arm Trust.

At the southernmost end of the Parish runs the ancient Ridgeway. Close to the Ridgeway is Grims Ditch, consisting of a fosse and rampart, up to 40ft wide and 30ft deep. It is thought this may have been built by the Belgic tribe who ruled this area in 54 BC. There is evidence of settlement in this area from the Neolithic period to the Bronze and Iron ages, and beyond. During construction of the A41 bypass finds included Roman pottery and Anglo Saxon burials, including the burial of a Saxon princess on Tring Hill. The bypass also revealed early to late Iron Age remains, 900BC – 50 AD, as well as Saxon roundhouses by the Lower Icknield Way. A few years later, during construction of the Arla milk plant next to the Aylesbury Arm canal, a Roman farmstead from the 1st century AD was unearthed, complete with Roman burials.

Aims and objectives to be achieved over the plan period When the residents were consulted, the need for the following was identified:-

• Facilitate provision of housing for the elderly down-sizers and starter homes for purchase • Balance any growth with the need to protect the parish environment • Protect open spaces • Slow traffic through the village • Make appropriate provision for a changing agricultural economy

Our vision for Buckland in 2033 The paragraph below encapsulates the vision for Buckland, in order to achieve the above objectives. It was created from the public comments during the first consultation in January 2014 and presented for comment by residents during the public consultation in March 2015:

‘To maintain a thriving community where the parish grows in keeping with the character of its distinct zones. Local businesses and facilities will have the freedom to grow and develop in accordance with local needs, sustainability and resources. The parish will retain its sense of community by carefully managing change and protecting its setting and surrounding countryside from unsuitable developments’

Introduction to the Neighbourhood Plan

Buckland Parish Council started to prepare a Neighbourhood Plan in January 2014 that set out how the residents wished to see the parish develop, whilst retaining it as the pleasant, historical and rural place it is to live. A survey of the parish to obtain residents’ views about the way forward on a wide variety of matters was carried out in January 2014 and the results of this underpinned the proposals in the Neighbourhood Plan.

The evidence base for this plan relies, in part, on the consultations and surveys undertaken in 2014, 2015 and data taken from the 2011 census, consultations with the residents about the draft plan policies and proposals as well as discussions with local groups and the local planning authority (AVDC).

Buckland in the sub-region Like many rural areas, Buckland has changed considerably over the last 100 years, particularly in the last 70 years. It used to be a self-contained, agricultural community. Now it has a much more mixed population with very few people employed in agriculture and the majority seeking work outside the village. The development of the railways, and more recently the A41 bypass has facilitated easy access to other work centres. Buckland is 20 minutes from the M25 and close to the London commuter stations at Tring and Wendover.

The Aylesbury Vale District Local Plan (AVDLP) recognises the pressures of new, sustainable, development, on existing communities, to retain the historical and rural setting and ease pressures on the rural environment.

All new development plans must be set in the context of the Government’s National Planning Policy Framework (NPPF) that takes as its starting point a presumption in favour of sustainable development. Set in the context of current District Local Plans and to work in cooperation with District Councils, we have followed this guidance and our plan conforms with the NPPF. The Localism Act 2011 empowers parish councils to produce a development plan for the parish, dealing with planning matters of concern and interest to local residents.

Population Trends Using the figures returned in the Housing Survey the older age groups are significantly larger than those in the Vale, giving an average age of residents at 67. However, these results are skewed as only 30% of surveys were returned, mainly from the older age groups. Therefore, we have used the data from the 2011 and 2001 census returns in the table below. This table shows the changes that have taken place in housing and population in the parish between the 2011 and 2001 censuses and also compares the parish with the age structure in the Vale as a whole in 2011.

Buckland: Population age structure 2001 – 2011 CENSUS DETAILS

All information taken from ONS website, 2011 and 2001 census details

2011 % 2001 % increase 2011 Aylesbury Vale

Population 713 671 6% 174,137 Males 359 Females 354 Children 154 Retired 71

No of Households 289 270 7%

Housing Total no. 289 276 8% 69,406 Owner occupied* 255 85% 249 2% 71.6% Housing Association 8 3% 7 14% 9.6% Private rented 26 9% 14 86% 13.3% Detached 172 58% 163 6% 32.3% Semi and terraced 112 37% 98 14% 55.5% Flat 15 5% 15 0% 12.0%

Employment Aged 16 to 74 54 Work from home 50 9% work from home Travel by car 268 49% drive to work by car on foot 16 Cycle 4 * 45% (114) owned outright, 55% mortgaged

The fact that the private rented sector has increased by 86% during these 10 years shows that more people are unable to get a foot on the housing ladder.

10% of the population are retired, 22% are children. 9% of residents work from home.

The parish population in 2001 was 671 in 2001 and increased to 713 in 2011, an increase of 6%. This compares with an increase of 5% in the Vale as a whole. The number of dwellings throughout the parish during this period is 8%.

Residents were asked their views about housing growth. Support was given for enabling home extensions, homes suitable for the elderly and first time buyers. The size of the population growth over the plan period will very much depend on the number and type of homes that are built, but the indication is that growth should provide for smaller properties for elderly downsizers and first time purchasers. Data from the 2011 census shows that Buckland has a higher percentage of detached properties (58% to 32%) and a smaller

percentage of semi- detached and terraced properties (37% to 56%) than the Vale as a whole.

Employment On the whole, Buckland is a community, enjoying high levels of employment, with 9% of the population, working from home. 10% of the population are retired.

Local employment within the Parish consists of three working farms, two restaurants, a hotel and various small offices and rural enterprises.

Local businesses can attract heavy vehicle traffic, which is not suitable for the mostly, one track lanes within the parish. Policies are designed to alleviate problems of heavy traffic that might arise from new employment developments.

Agriculture and its working environs are very important to the parish and residents wish to see it continue to prosper in an increasingly challenging market. It is hoped that the policies will safeguard the small scale residential environment and help move heavy traffic out of the village, whilst encompassing the changes in local agricultural needs. The re-use of redundant farm buildings for small scale employment uses, or residential, will be supported.

Traffic and Transport Buckinghamshire County Council (BCC) has been informed of local concerns raised by residents. These are:-

- Poor quality of roads and footpaths

- Inadequate rural transport provision

- Heavy freight traffic travelling to badly located businesses

- ‘rat running’ of vehicular traffic using a bridleway for access

- Lack of concern for the provision of highways and other infrastructure on new developments

These concerns have been echoed by the Buckland residents during the consultation processes for the Neighbourhood Plan. BCC are seeking to address these problems, but the solutions and timing are unclear at the moment.

Car ownership and availability has increased significantly over the years, evident by the lack of onsite parking provision within the parish. Vehicles parked on pathways, roads/lanes can block the narrow roads and deny access to emergency vehicles, damage the environment and create danger for pedestrians. Over the plan period, it is perceived that the problem will get worse and that parking provision standards need to be raised to deal with the situation. (Policy BP12) 9

The Built Environment The parish has developed over many centuries and the buildings and lanes reflect its long agricultural past. The village Conservation Area policy document was reviewed by AVDC as part of the process of drawing up the Neighbourhood Plan, to ensure the preservation and enhancement of Buckland’s heritage.

One of the key issues raised by residents at the initial community consultation in January 2014 was that the setting of listed buildings and the Conservation Area as a whole should be taken into account when determining planning applications. The Buckland Conservation Area was designated in 1974 and was now out of date. In view of these comments from local residents, the Buckland Conservation Area was reviewed and updated by AVDC in 2014.

The parish splits naturally into three distinct areas:- Buckland Village – a traditional rural village, including the Conservation Area; Buckland Triangle – which incorporates the Wendover Arm of the Grand Union Cana with important views to Drayton Beauchamp and the Chiltern Hills and Dancers End – which falls into the Metropolitan Green Belt (MGB) and the Area of Outstanding Natural Beauty (AONB), with the ancient roads of the Ridgeway and the Crong.

Buckland Village is situated in the north of the parish along a meandering lane, crossing the Grand Union Canal and finishing at a bridleway. The traditional houses front directly onto the road. The Parish is susceptible to Flood Zones 2 and 3, as defined by the Environment Agency. It is also susceptible to surface water flooding as rainwater exceeds the drainage capacity. A Flood Plain map is attached as Annexe 1.

Some farm buildings are still in use, other older buildings, unsuitable for modern farming methods have been converted to residential accommodation.

The Church is originally a 13th Century building, with 19th Century refurbishment. Houses in the village date back over several hundreds of years and reflect the building styles over the centuries.

Buckland Triangle incorporates the Wendover Arm of the Grand Union Canal and the Victorian buildings built for those employed on the Wharf and canal. A large Victorian pub has been converted to dedicated office space and the workers cottages that line the canal have been renovated to modern standards. Most other homes were built in the 20th Century. Old orchards from the 19th Century are still visible. These were used for the cultivation of Prince Albert Apples and Aylesbury Plums, grown for the London markets.

The Dancers End area (numbered 3 on the map and Appendix 4) is within the MGB and AONB. There are a number of interesting buildings including Dancers End House, a large Georgian residence and a Victorian Water Works at the Crong, recently listed by English Heritage. Most of the properties are detached, set in large grounds of woodland and grazing.

It quickly became apparent that the height of buildings suitable for all areas, should be maintained as two storey, unless the roof is converted to living accommodation, or the landscape allows a lower floor, leaving the street scene unaltered. This will protect the

views and amenity for all residents and not create a precedent for any buildings that are out of place to the local vistas.

Building Materials There is a mix of materials used within the parish, from flint, brick, wood and render. Roofs are also a mixture of materials eg thatch, slate and clay tile. During consultation process it became apparent that residents wish new development in all areas to reflect the style of neighbouring properties and that materials used will reflect local distinctiveness and be in harmony with the surrounding environment.

Green Spaces and Natural Environment Buckland does not possess a public (parish owned), green space that is easily accessed and open for recreation. An area of approximately 5 acres was sold to the parish in the early 20th Century with approximately 3 acres allocated for allotments and the remainder forming a copse on the hillside, leading down to the Wendover Arm of the Grand Union Canal. This land, referred to as ‘Primrose Copse’ is accessed off Tring Hill and currently has little parking facility. (Appendix 2)

Local Farmers are maintaining much of the surrounding land, not protected by the AONB and MGB, as successful wildlife conservation areas. (Appendix 5)

As a rural parish, residents are keen to retain what remains of the open countryside, owned and worked by local farms. These protect the views into and out of the AONB and Conservation Area, plus ancient views of local churches.

There are many well used, public footpaths and lanes in the parish. To the north there is the Aylesbury Ring and the Aylesbury Arm of the Grand Union Canal, which is part of the Strategic Green Infrastructure of the Vale. At Buckland Wharf there is the Wendover Arm Canal, again, part of the Strategic Green Infrastructure of the Vale. In the Chiltern Hills

14 there are many footpaths and bridleways, including The Ridgeway.

The village itself is set on a ‘no through road’ having the old route out, now a dedicated bridleway. Another bridleway (BLD.3.1 – Annexe 3) is occassionally used by motor vehicles, despite the signs. The Parish Council is committed to keeping the route as a bridleway.

The parish is fortunate to contain ancient trees and hedgerows, including the rare black poplar, native to the Vale. Residents want to see these preserved and enhanced. Where any new development is proposed, there is a real opportunity to add to the landscaping.

The A41 bypass is heavily landscaped and every opportunity to add to this landscaping will be supported.

Projects Through the consultation process the following projects were identified for the Parish Council, during the analysis of resonses:-

1. Obtain green space for the parish use, that is easily accessible for residents to use and might provide a play area for the local children. 2. Ensure that Buckinghamshire County Council deliver a quality service to the Parish, taking into account the needs of the community. 15

Buckland Neighbourhood Plan

Evidence Base

Appendices

1. Flood Plain Map 17

2. Map of Primrose Copse and Allotment Site 18

3. Map of ‘problem’ bridleway 3.1 19

4. Berks, Bucks & Oxon Wildlife Trust – Dancers End (1page) 20

5. Confirmation of use of land from Local Land Owner (1 page) 21

Evidence Base – Appendix 1

Flood Plain affecting Buckland

Evidence Base - Appendix 2 Map of Primrose Copse and allotment site

Evidence Base - Appendix 3

Map of ‘problem’ bridleway 3.1

Bridleway 3.1

Evidence Base – Appendix 4

Berks, Bucks & Oxon Wildlife Trust – Dancers End

Evidence Base - Appendix – 5

Confirmation of use of land from Local Land Owner

Good afternoon.

It would be most helpful if Bucklanders could be reminded that the fields to the west and north of the footpath from Juniper Cottage towards Aston Clinton (that is, across the paddock and alongside the moat) have been planted and are being maintained as a successful wildlife conservation area. Accordingly, footpath users between the two stiles are requested to keep to the footpath and to keep dogs on leads.

On the morning of Friday 4th July, a Buckland resident was found exercising his dog off the lead in Black Furlong (the field opposite Whitethorns). He refused to accept that he had no right to be there and consequently was given a formal warning and asked to leave.

We should much appreciate the Parish Council’s help in this matter.

Many thanks.

Moat Farm 14th July 2014