Potton Neighbourhood Plan 2016 - 2035
Planning for the Future pottonneighbourhoodplan.co.uk August 2019 POTTON NEIGHBOURHOOD PLAN 1 Contents
3 Foreword
5 Introduction 6 Location and History 8 How the Neighbourhood Plan was Prepared 8 Designation and Raising Awareness 8 Consultation and Evidence Gathering 9 Vision and Objectives Development 9 Plan Creation 9 Final Plan, Submission and Examination 9 Structure of the Plan
11 The Neighbourhood Plan Vision, Aims And Policies 11 Background 12 Vision A 18 Vision B 20 Vision C 21 Vision D 22 Vision E 23 Vision F 28 Vision G & H 29 The Strategy - Sustainable Development for the Whole Community
32 The Policies 33 Community Infrastructure 36 Housing 40 Local Employment and Industries 41 Transport 43 Environment
46 Supporting Documents 47 Potton Neighbourhood plan - Annex A Site Assessments 47 Site Assessment Process 47 Reference 50 Potton Neighbourhood plan - Annex B Green Infrastructure 50 Reference 50 Potton Neighbourhood plan - Annex C Consultation 51 Potton Neighbourhood plan - Annex D Character Assessment 51 Potton Neighbourhood plan - Annex E Design Guide 51 Aims and objectives 51 Reference 52 Potton Neighbourhood plan - Annex F Green Infrastructure Design Guide 52 Reference 53 Potton Neighbourhood plan -Annex G Vision, Policies And Objectives 58 Potton Neighbourhood Plan - Annex H Implementation and Monitoring
2 POTTON NEIGHBOURHOOD PLAN Foreword
In the Localism Act 2011, provision was made Glossary of Terms for communities to produce Neighbourhood NP Neighbourhood Plan Plans or Neighbourhood Development Orders to bring forward land use based policies and GI Plan Green Infrastructure Plan allocations for their area. The Town and Country CBC Central Bedfordshire Council Planning (Neighbourhood Planning) Regulations BRCC Bedfordshire Rural Communities Charity 2012 were introduced in April 2012, setting out NPSG Neighbourhood Plan Steering Group the formal legal process. The National Planning PTC Potton Town Council Policy Framework (NPPF) sets out the basic BREEM Building Research Establishment criteria and linkages with Local Plans produced by Environmental Assessment Method Local Planning Authorities and is the overarching NPPF National Planning Policy framework planning document for the whole country, and together with the Town and Country Planning MUGA Multi Use Games Area (Neighbourhood Planning) Regulations 2012 sits with other Acts to guide and control the development of local Neighbourhood Plans. The Potton Neighbourhood Plan attempts to embody all these relevant statutory undertakings in the preparation of the plan.
The Potton Neighbourhood Plan reflects community-wide comments, observations and concerns about its future, bringing them together with census information, strategic and statistical evidence into a “living promise” that mirrors the community’s overwhelming desire to make Potton an even better place to live and work, both now and for future generations.
The plan has been produced by a Neighbourhood Plan Steering Group (NPSG) including Town Council members, community volunteers, Bedfordshire Rural Communities Charity (BRCC), and with the help of Central Bedfordshire Council. This plan was endorsed by Potton Town Council on 10 April 2018.
Once the Plan has been made, following a favourable local referendum, the Potton Neighbourhood Plan will form part of the development plan and become, with the Central Bedfordshire Council’s Local Plan, the starting point for deciding where development should take place and the type and quality of that development.
Spread Your Wings, a Sculpture by local Artist Paul Pibworth
POTTON NEIGHBOURHOOD PLAN 3 Story in Stone - Potton Mosaic History Trail, designed by Oliver Budd
4 POTTON NEIGHBOURHOOD PLAN Introduction
The Neighbourhood Plan (NP) aims to make neighbourhood plan and bought forward into this Potton an even better place to be, now and for plan. future generations. It will cover a 20 year time period with a review every 5 years. It covers the Neighbourhood Planning now provides an period 2016 to 2035, broadly the same as the opportunity for the community to have a real say Central Bedfordshire Council (CBC) Local Plan. over local decision making, to achieve its long- standing goals through the planning system and The Neighbourhood Plan process enables address the challenges and opportunities facing communities to better shape their town, to inform the future vitality of the Parish. how housing and infrastructure development takes place and helps to influence the type, quality The Neighbourhood Plan is based on extensive and location of that development, ensuring that research and influenced by robust engagement change brings with it local benefit. The parish of with the local community. In the lead up to the Potton was designated as a Neighbourhood Plan referendum, decision makers should consider area in January 2016. this to be an important reference point and give it weight as a material consideration in any Potton has previously developed a Potton Town development planning decisions. When the Plan is Plan and an associated Green Infrastructure Plan published it will have very significant weight in the (GI Plan). These were both ratified by Potton determination of planning applications. Town Council and set out a vision and action plan for how the Town wished to see itself develop A Strategic Environmental Assessment screening and a number of the aspirations were met. report has been produced by CBC which can be However, those that were outstanding have been found in the supporting documents. reviewed as part of the process of creating the
POTTON
Parish Boundary / Neighbourhood Plan Area
N Date: 26 April 2016
W E
S Scale 1:7000
© Crown Copyright and database right. 2016 Ordnance Survey 100049029. Central Bedfordshire Council. Cities Revealed aerial photography copyright The GeoInformation Group, 2010
Potton Neighbourhood Plan Designated Area
POTTON NEIGHBOURHOOD PLAN 5 Location and History
Potton is a rural market town located some 4km by the 18th century, but declined in Victorian times east of Sandy and 5km north of Biggleswade. The until only a Horse Fair was left in the 1930’s. town was originally a prosperous market town and today has a population of approximately 5000 The prosperity of Potton as a market town is reflected people in around 2,250 dwellings. Potton Brook in its oldest houses on the south side of the Market borders the town to the east and there are two Square and in Sun Street. These have timber frames sand quarries in the area surrounding the town, which may have originated in late medieval or early one to the north and one to the west. Tudor times, although many of these buildings were destroyed in the 1783 fire. This historic significance Potton sits within the Everton Heath Greensand has been recognized and the main area has been Ridge area, an elevated landscape that forms the designated as a conservation area. eastern most part of a long ridge. There is a varied landscape pattern with open heathland, arable By 1970 the town’s population had risen to 3026 cropping, plantation and deciduous woodland. with many of the population commuting rather There are a number of large estate houses and than working locally. surrounding parkland, as well as active and restored mineral extraction works. Since the granting of a In the last part of the 20th Century the town steadily market in 1086, Potton was to develop into one of grew and developed more small businesses and a the most important market towns in Bedfordshire wide range of social groups. Throughout, Potton
6 POTTON NEIGHBOURHOOD PLAN has remained a vibrant and diverse market square Potton is a friendly town with strong artistic and town. community. There are many theatre groups and choirs, sports clubs, community groups and social Potton has an historic Georgian Market Square organisations for both young and old. Potton also which is the heart of the Town, in which there are hosts a number of community events including, many busy local shops in and around the Square. Four Seasons Market, The Potton Show, Party These include a florist, food store, newsagent, on Potton, Potton Apple Day, Christmas Lights hairdressers, estate agents, butchers, Chinese and Remembrance Day. Many are held within the takeaway, fish and chip shop, traditional hardware main square, all of which help to maintain that shop, chemist, veterinary surgery, hotel, bakery, community spirit. post office, dental surgery, two small supermarkets, public houses and a car showroom as well as several small businesses. In the centre stands the Clock House in which is located the Town Library watched over by the Town Clock. There are also many small businesses situated in and around the town providing local employment.
POTTON NEIGHBOURHOOD PLAN 7 How the Neighbourhood Plan was prepared
The Potton Neighbourhood Plan has been Designation and Raising Awareness prepared by residents and members of Potton The parish of Potton was designated as a Town Council working as part of a Neighbourhood Neighbourhood Plan area in January 2016. A Planning Steering Group with support from Central steering group was formed to discuss the creation Bedfordshire Council and the Bedfordshire Rural and scope of the neighbourhood plan process. Communities Charity. The key stages in undertaking During 2016 and 2017 the steering group members the production of the Plan were: attended many events informing residents of the forthcoming neighbourhood plan. • Creation of a steering group by Potton Town
Council. Consultation and Evidence Gathering • Creation of a dedicated web page and social media (Facebook) page. The Neighbourhood Plan Steering Group mobilised • Collection and collation of background data themselves to begin the process of gathering about Potton. evidence to support the Plan. This included reviewing evidence reports prepared by CBC, • Consulting with the Town’s residents as to their preparing a neighbourhood profile using key future vision for the Town through questionnaires, national and local statistics and producing a public meetings and Sustainability Appraisal Scoping Report, which brochures/flyers. contains a broad range of statistics and information • A Neighbourhood Plan survey questionnaire that helped to identify issues for the Parish. This sent to all dwellings within the town with 727 information is provided in separate supporting responses. documents all of which can be found on the neighbourhood plan website • A Town Centre Benchmarking Survey conducted pottonneighbourhoodplan.co.uk. by People and Places Insight Limited. • Creation of the draft Neighbourhood Plan and all The key activities that were undertaken were: its associated supporting documents. • Attendance at community events to engage with • Planning the consultation exercises on the draft the community (May Day fete, seasonal markets, plan with the residents and other stakeholders. Party on Potton, Potton Show). • The draft plan examination by CBC and the • A Pre-Vision questionnaire to test the proposed planning inspector. Vision for Potton was carried out both on-line • Planning for a referendum to adopt the plan. via our website and paper-based at community events. • The Vision and objectives were tested at community events with residents asked to comment on the interpretation of their vision and concerns.
Potton Green Infrastructure Plan workshop
8 POTTON NEIGHBOURHOOD PLAN • The Green Infrastructure Plan for 2018 was engagement exercises and local evidence were created based on Consultation with Potton used to develop the Neighbourhood Plan. In an residents (two workshops were arranged to effort to reduce the overall cost to the residents determine their aspirations relating to Potton’s and enhance the efficiency of the process it was green infrastructure.) These workshops were decided that physical copies of the Plan would be promoted on the NP website, social media and by located in key locations throughout the town and posters in the Market Square a link provided to an electronic version of the plan documents. A flyer was sent to each household and • The town centre benchmarking survey was neighbouring parish councils providing details of conducted by People and Places Ltd to these locations and link for the Parish during a six benchmark the town against others of similar week public consultation. A Sustainability Appraisal size and profile and to highlight issues and of the Plan was undertaken. opportunities. • A Neighbourhood plan questionnaire was created both on-line and in paper form to ensure Final Plan, Submission maximum inclusion. It was promoted through and Examination advertising banners, at community events and Analysis of the comments from the six week through social media to encourage participation. statutory local consultation exercise (regulation The results were shared with residents at a 14) was undertaken and resulted in review of the number of roadshows and used to formulate the draft plan. The draft plan was then submitted Vision’s supporting policies. for a “Health Check” by an independent planning All events, questionnaires, workshops and officer. This resulted in a further review (regulation interactions were communicated using a variety of 15) and the production of the final plan ready for methods to engage as many of the town’s residents submission for regulation 16 consultation and as possible. These include: independent examination.
• Social media (Facebook – We Love Potton, Following the successful examination the Plan Potton Residents for Sustainable Growth). will proceed to a local referendum where the residents of the Parish will be asked whether they • The local newspaper (Biggleswade Chronicle). want Central Bedfordshire Council to use the • Potton Town Council Website. Neighbourhood Plan to help it decide planning applications in the Plan area. If a favourable • Adam Zerny’s Newsletter (our CBC ward response is received the Plan will become part of Councillor). the statutory ‘Development Plan’ for the area and, • Posters throughout the town. with the Local Plan, become the starting point for deciding planning applications in Potton. A full detailed description of all the consultation activities is include in Potton NP - Annex C Consultation. Structure of the Plan The Neighbourhood Plan sets out: Vision and Objectives Development • The Vision and Objectives for the future of Potton. Analysing the findings of the consultation exercises and local evidence, the Steering Group • The Neighbourhood Plan Strategy – Sustainable drafted a Vision and Objectives document for the Development for the Whole Community – setting Neighbourhood Plan. The findings were grouped out the broader aims of the Plan’s approach. into eight themes, with each of these themes • The Neighbourhood Plan Policies – Providing identifying the local issues for the topic and the the local policy framework for managing new proposed actions to address them. The Vision and development so that it contributes to the vision, Objectives document was published on the website aims and strategy for the District. in January 2018 as part of the ongoing consultation with residents. • The implementation and monitoring criteria for the plan are detailed in annex H of the plan Plan Creation document. Following the adoption of the Throughout January 2018 to March 2018 the Vision plan relevant project and actions plans will be and Objectives proposals, responses to community produced as specified in the annex
POTTON NEIGHBOURHOOD PLAN 9 10 POTTON NEIGHBOURHOOD PLAN The Neighbourhood Plan Vision, Aims and Policies:
Background d) The Town will retain and develop an infrastructure that meets current needs of A Neighbourhood Plan is a way of helping local its residents and has the capacity to support communities to influence the planning of the area future growth. in which they live and work. It can be used to:
e) Good leisure facilities to meet the needs of the • Develop a shared vision for the neighbourhood. whole Town are provided. • Choose where new homes, shops, offices and other development should be built. f) There are endorsed policies that have a positive effect on the environment and provide a high • Identify new infrastructure needed to support quality natural environment that protects any development. wildlife. • Identify and protect important local green spaces. g) A network of footpaths and cycle-ways linking major areas of the Town is provided • Influence what new buildings should look like. to encourage pedestrians and cyclists with • Promote and contribute to the achievement of associated environmental and parking benefits. sustainable development in the plan area. h) Parking congestion in the Market Square In consultation with the Community, the is eased and provision made for the use of established vision for Potton is to ensure it remains alternative transportation methods. a thriving and prosperous community that delivers a high quality of life for all residents, specifically The aims of this plan are directly related to the that: vision statements which have been developed in conjunction with the people of Potton. To achieve a) Potton will retain its character as a small this, policies have been written, where each Georgian Market Town with a vibrant market policy has a specific series of policy objectives square that has a variety of shops and services that support and facilitate achievement of the to meet the needs of the Town’s residents. Plan’s overall aims and vision. Each of the visions is considered below and the aims related to the b) There will be a controlled, proportionate and vision and the policies to achieve this are listed. uniform growth over the period of the Plan with The individual policies and their specific objectives sustainable developments that meet the needs are detailed in The relationship of the town and its residents. The Policies. between the vision, policies and objectives is c) Growth and development of small businesses shown in detail in Potton NP - Annex G Vision, in the Town to promote local employment is Policies and Objectives. encouraged and supported.
POTTON NEIGHBOURHOOD PLAN 11 Vision A
Potton will retain its historic character as a small Georgian Market Town with a vibrant market square that has a variety of shops and services to meet the needs of the Town’s residents.
Supporting policies: CI-2, HO-1, HO-5, HO-6, EV-1, EV-2
The purpose of a Character Assessment is to • Takes in to account healthcare and education understand and record the distinct features of a provision and any associated funding required to town, which combine to create its unique character. enhance these as necessary. The approach used is to identify broad character • Is undertaken such that growth is gradual, not areas using on-site fieldwork, local knowledge excessive and enhances the town by a diversity of and photographs to illustrate the buildings and styles that reflect its core nature. other features described. However, in order to capture the general character of an area individual • Promotes the use of alternative transport for atypical properties have been disregarded. In the commuters and where parking provision is made Conservation Area the same process has been ensure that it is adequate in quantity, off road followed but has been supplemented by reference to limit the need for on road parking and the to a number of existing published works to assist in resultant congestion. defining heritage aspects. The aim is that any new designs for development will build on, or reflect some of the identified The Character Assessment when combined with character aspects of Potton that make Potton a the aspirations and objectives of the associated unique market town and not just another place to policies will help developers, designers and builders build standard developer housing. The complete produce high quality designs of new houses and assessment can be found in Potton NP - Annex D other buildings in accordance with our ‘vision’ for Character Assessment. the future of the town. This vision includes the need to ensure that expansion:
12 POTTON NEIGHBOURHOOD PLAN The town and parish have been split into 3 geographical areas shown on the plan below.
Zone A – Area outside the settlement area within the NP area. Principally rural and agricultural.
Zone B – Conservation area
Zone C – Mixed residential and light industrial with views to Greensand Ridge to the North, West and East.
POTTON NEIGHBOURHOOD PLAN 13 Zone A
View to the North-East over Potton showing horse paddocks and Potton Wood
Zone A - Boundary of Zone A is the region within the Parish boundary but Neighbourhood Plan Area outside the settlement envelope. There are a few private residences in the zone but principally, the Potton is situated at the edge of the south- land is Rural/Agricultural in character. Structures east facing dip slope of the Greensand Ridge. on the land are mainly stables, barns or other The slope gradually falls away into the vales of agricultural buildings. Wrestlingworth and Biggleswade. The slope reaches a low point at Potton Brook and rises To the east of the town there is a Poultry Farm, eastward to its highest elevation at Potton Wood. Deepdale Trees tree nursery and also some To the north-west, at Everton the plateau meets the smallholdings which were originally Land steep scarp slope of the Ridge and drops steeply Settlement Areas. away into the Ouse valley. To the north of the town there is one working and one disused gravel pit. Another disused sand and gravel pit is situated to the south west of the town.
There is a CBC owned permanent Gypsy & Traveller site to the north of the town.
The overriding character of this area is its rural and agricultural nature with significant natural features and attractive views worthy of preservation.
Mill Lane
Potton Brook flows through the parish and enters the town from Gamlingay to the north and flows out southward toward Sutton, finally entering the River Ivel in Biggleswade.
Potton settlement envelope is surrounded by a number of plantations and semi-natural ancient woodlands. Potton Wood is the largest area of woodland and is situated on the north east boundary of the zone. The primary land use outside the town is arable with a number of small horse paddocks on the edges around the town.
14 POTTON NEIGHBOURHOOD PLAN Zone B
Zone B – Conservation area This assessment of the Conservation area is largely taken from the Central Bedfordshire Council appraisal dated 2009, updated as appropriate.
As well as St Mary’s Church, there is a Baptist chapel on Horslow Street, the Salvation Army Hall in Chapel Street and the former chapel behind Sun Street. For secular assembly, the community centre in Brook End has been converted.
Most of the buildings in Potton are residential The town centre is very self-contained and the and it is clear that the town now serves larger continuous frontages give a strong sense of settlements in commuting distance more than it enclosure. Views are generally internal, therefore, does local agriculture. Indeed, many farm buildings including those on Blackbird Street and from and workshops have been converted to domestic streets leading into the Market Square. The notable use and other uses. Home Farm in Horne Lane, for exception is the dramatic panorama of open instance, is no longer in farming use. countryside seen from the elevated churchyard of St Mary’s Church.
The quality of the town centre is confirmed by the consistency of buildings that make a positive contribution, including the statutory listing of almost all the buildings in the Market Square. The 20th century has been least kind to Potton at Royston Court and, to a lesser extent, at Nos.1-3 Market Square. New development continues on back land off King Street and Horslow Street and there is a strong case for avoiding intensification to the point where the qualities for which the conservation area has been designated are diminished.
The Market Square is, of course, the main space and focus for the town. The formality of this rectangular space has an underlying organic feel as the routes running from it lead obliquely from the corners. The Market Square and King Street are the focus for small businesses and shopping. There are also several public houses, notably the George and Dragon on the east side of Market Square and the Coach House on the north side. Old Railway Station
POTTON NEIGHBOURHOOD PLAN 15 Zone C
Zone C – Settlement area With very few exceptions, this area is predominantly given over to housing. Accommodation ranges from single bedroom Housing Association flats in Sheffield Close and affordable housing in Wingfield Drive to 4/5 bedroom houses in newer developments.
Residential buildings are characterised by the wide range of different types, sizes, ages and designs which have evolved throughout the last 100 years of growth of the town.
A wide range of housing types and styles reflect the outward development of the town between 1900 and today.
The main open space in the eastern area of the zone is the Henry Smith Playing Fields including a park with play equipment, a bespoke skate park and an adult gym.
In some areas the pleasantly undulating topography affords good views to the north, east and west over the Greensand Ridge.
In general the views over the town have a range of property types, roof heights, building styles and colours.
Henry Smith Playing Fields - Gym
16 POTTON NEIGHBOURHOOD PLAN The shops and services The shops and services in Potton range from food retailing to hardware, carpets and flooring to gifts including the following: • 5 food shops (two small supermarkets, a convenience store, a butchers and bakers) • A newsagent • A post office • A pharmacy • A hardware store • A flooring/carpet store • 4 hairdressers • 3 vehicle servicing/repairers • A fuel station • A veterinary clinic • 2 estate agents • A gift shop • A florist • A variety of restaurants / takeaway outlets There are also number of other small to medium size business, located in and around the square and town providing services such as metalwork, fencing, windows, building, security services and garage doors.
POTTON NEIGHBOURHOOD PLAN 17 Vision B
There will be a controlled, proportionate and uniform growth over the period of the Plan with sustainable developments that meet the needs of the town and its residents.
Supporting policies: HO-1, HO-2, HO-3, HO-4, HO-5, HO-6, EV-1, EV-4, EV-5, EV-6
In recent years the expansion of the town • Appropriate growth that takes place close to the has been notable and has included large (in Market Square that supports local businesses and relationship to the town’s size) developments. eases parking issues by encouraging pedestrian These developments have been predominantly on and cycle traffic. the boundaries of the town and have resulted in a • Future housing development that occurs in the significant change to the character of some areas. areas, identified in the site assessments contained They have also not directly met the requirements in this plan and accepted as part of the local plan, of those living in, or wishing to remain in the town which is suitable and sustainable and acceptable as needs have changed. The predominance, as to the town’s population. shown by the survey results, is for out-commuting as a result of the disparity of house prices further • New housing developments which address the south resulting in population displacement. Any shortage of smaller sized affordable houses for development has primarily been aimed at this first time buyers, young people in Potton living market and not addressed the needs of those from with their parents who want to move out and the more immediate area for affordable family people whose children have left home, looking to housing, housing for those wishing to downsize as downsize. they age and have different needs. • Development that addresses the identified shortage of properties (smaller houses/ The aim of this vision and its associated policies bungalows) suitable for retired/older people. This is, regardless of development, to maintain the will facilitate downsizing freeing up larger family essential nature of Potton, as a small Georgian sized houses thus reducing the need for larger market town with a vibrant market square that houses on new developments. has a variety of shops and services meeting the needs of the town and its residents. This will be • Development of properties that are designed to achieved by development of the town’s housing Lifetime Homes standards which are particularly and other buildings so that it does not appear to be suitable for frailer elderly people and also random in nature which would result in changing wheelchair-bound residents. the appearance of the town away from its core • Development that supports the paucity of characteristic of a small Georgian market town. This genuinely affordable housing as indicated by will be achieved by applying controls over house over 50% of respondents to the Housing Needs appearance, size and quality ensuring that the Survey which showed that they or someone in existing character of the town is maintained and their household was either considering affordable development does not result in an identical series rent or shared ownership due to lack of financial of buildings that could be anywhere in any modern means to purchase or rent on the open market. development. It will also be achieved by supporting: Such development may include development of Rural Exception Housing in line with the Housing Needs Survey and Central Bedfordshire Council’s current requirements.
18 POTTON NEIGHBOURHOOD PLAN • Strategies that address the need identified by to discourage this. For example, if a number the Neighbourhood Plan survey to support of bungalows have been built as suitable out‑commuting by rail from Biggleswade and accommodation for households with specific needs Sandy stations, through improvement of access such as incapacity, then a subsequent request to the wider public transport network for those to add another floor/convert the loft will not be in the parish and promotion of the development supported as it reduces the availability of such and use of alternative methods of travel other housing for those who need it and wish to remain than private vehicles. in community rather than move away. • The growth in working from home by keeping up In the production of these objectives and the to date with communications technologies and associated policies it is recognised that the rate of encouraging service providers to give a good development will exceed that which has been set as service level throughout the town. a target in the associated design guide as a result • Provision for people who come in to the Town to of planning being granted on a number of site prior work through appropriate provision for parking to the acceptance of this plan. However it will be and alternative transport. some time before all of these sites are completed and there is still the opportunity to influence the Over time it is not unusual for houses that were nature of the sites so that they recognise our proposed and built to meet specific needs is policies before the designs are finalised and agreed. subsequently changed such that it is no longer suitable for the original purpose. The plan aims
POTTON NEIGHBOURHOOD PLAN 19 Vision C
Growth and development of small businesses in the Town to promote local employment is encouraged and supported.
Supporting policies: CI-1, CI-2, EI-1
The aim of this vision is to encourage the growth • Ensure that facilities appropriate to the surrounding and development of a vibrant business environment dwellings are built in areas identified as reserved in the town providing the local population with areas for future employment development or as enhanced job opportunities. In order to achieve this designated Employment Areas are protected from future developments should: housing development. • Support the improvement of communications • Ensure changes to Potton include provision for technologies and encourage service providers to facilities or premises that enable businesses to give a good service level throughout the town as a be started and run within the Town. People who business enabler. are currently working from home or running small home based businesses can instead use some • Ensure there is adequate provision for in-commuting form of common business facility or hub employees of businesses based in Potton both as shown in the community consultation. for parking and alternative transport means. The scoping study showed that the majority of people • Ensure that any development of the town employed by Potton businesses with premises supports the existing businesses in the town commute daily from outside of Potton. rather than encouraging use of local shopping centres in nearby towns. • Where appropriate help businesses move from potentially unsuitable locations to other locations that have been identified in the plan designated as suitable for light industrial use.
20 POTTON NEIGHBOURHOOD PLAN Vision D
The Town retains an infrastructure that meets current needs of its residents and has the capacity to support future growth.
Supporting policies: CI-1, CI-2, EI-1, T-1, T-2
The aim of this vision and its associated policies • Including strategies that address the need is to ensure that, as the Town grows through identified by the Neighbourhood Plan survey to natural and accepted development, the supporting support out-commuting by rail from Biggleswade infrastructure maintains pace and that it has and Sandy stations, through improvement of sufficient capacity to allow for any future growth. access to the wider public transport network The community engagement process highlighted for those in the parish and promotion of the certain concerns of residents related to the development and use of alternative methods of provision of healthcare, education and physical travel other than private vehicles. infrastructure such as roads paths etc. This will be • Supporting the improvement of communication achieved by: technologies and encouraging service providers to give a good service level throughout the town • Ensuring that any development takes into as a business enabler. account the need for funding for expansion or creation of appropriate healthcare and • Supporting development proposals that alleviate educational facilities and ensure appropriate existing congestion, improve pedestrian safety funds are made available. and improve traffic flows through Potton. Proposals are viewed favourably and supported, • Ensuring proposals where appropriate promote notably where they divert HGV traffic away the creation of small and medium sized from the Market Square and King Street or help businesses to enhance employment opportunities enforcement of traffic restrictions. Ensuring within the community. Where possible, proposals support where proposals: should include provision for facilities or premises that enable businesses to be started and run • maximise opportunities to walk and cycle within within the Town. This will include the ability the town. for people to work from home, run small home • provide segregated footpaths and cycleways based businesses or use some form of common from traffic. business facility or hub. • provide a safe footpath layout within the • Ensuring proposals support the existing scheme and good pedestrian links to the businesses in the town rather than encouraging settlement. out-commuting to other local shopping centres in nearby towns, and easy safe use of non-vehicular • offer safe connections to the highway and travel to the town centre. enable those particularly with special needs or more elderly members of the community easier • Ensuring that any development of the town access to the town centre facilities. includes provision for funds to further develop identified community projects or provides • Supporting new developments that contribute ongoing funding to cover the cost of maintaining towards improvements in private, public and existing community projects for the town’s community transport in the parish. residents. For example: • The upgrade and creation of cycleways linking Potton to Sandy and Gamlingay. • The building of the Potton Hall for All as a new multi-use, environmentally friendly community space for the Town to expand the leisure and sport opportunities available. • Provision of good pre-school facilities.
POTTON NEIGHBOURHOOD PLAN 21 Vision E
Good leisure facilities to meet the needs of the whole Town are provided.
Supporting policies: EV-1, EV-2, EV-3
The aim of this vision is to ensure as development takes place and the community expands that the leisure facilities and opportunities in the town meet the need of the whole community. The scoping study showed that there is a good range of groups and activities already available. However, there are areas where the community believes these could be improved. It has also been shown that there is an identified deficiency of Country Parks, Natural and Semi Natural Green Space and Amenity Greenspace. It should also aid in addressing the reported 6.5 ha deficiency in Potton of Recreational Space, allotments and community gardens. This will be achieved through: due consideration when any development is • Ensuring that any development of the town undertaken so that important existing natural, includes useable public space for leisure use historic, cultural and landscape assets (including by all ages and sectors of the community and wildlife habitats), accessible green space and plentiful play areas that cover ages up to and rights of way within the Parish of Potton are including young adults. These must be usable identified and the local environment evolves, for both residents of the new development and in the manner desired by the residents, for the those living within at least a 500m radius of the benefit of present and future generations. surrounding town thus addressing the identified deficiency in Potton of Country Parks, Natural • Protection of those areas identified by the Green and Semi Natural Green Space and Amenity Infrastructure and Neighbourhood Plans as being Greenspace and the reported 6.5 ha deficiency important for wildlife and to the community for in Potton of Recreational Space, allotments and its amenity, health and social well-being benefit. community gardens. • Ensuring that any new developments address the • Ensuring that any development of the town includes issues of climate change and sustainability through: provision for funds to further develop identified • The reduction of carbon emissions by using community projects or to provide ongoing funding renewable and low carbon energy sources such to cover the ongoing cost of maintaining existing as solar and wind power. community projects, for example: • Maximising energy efficiency and optimising • Renovation of the MUGA at the Hollow. the use of natural light through the layout and • Improvement of football pitches at Mill Lane. design of buildings and landscaping. • Ensuring as the town expands the needs of • Minimising water usage through water young adults are addressed by providing and or efficiency measures such as grey water enhancing activities aimed at them within the recycling and use of water butts. community as opposed to them having to travel • Minimising the impacts of overheating through to nearby towns. the use of green roofs, walls and other • Ensuring that the Potton Green Infrastructure Sustainable Drainage (SuDS) source control Plan produced and issued as part of the features within hard and soft landscaping and overall neighbourhood planning is given planting schemes thus providing shade and helping cool the atmosphere.
22 POTTON NEIGHBOURHOOD PLAN Vision F
There are endorsed policies that have a positive effect on the environment and provide a high quality natural environment that protects wildlife.
Supporting policies: CI-3, EV-1, EV-2, EV-3, EV-4, EV-5, EV-6
The aim of this vision is to ensure that as This plan details specific aspirations for green development takes place and the community infrastructure improvements and Local Green Space expands that the green infrastructure in the town designations, and includes an action plan in order to meet the needs of the whole community. The track progress towards achieving these aspirations. consultation engagement with the community has Community workshops were used to compile and shown a strong communal desire to maintain the validate the plan. Key aims were to ensure the rural nature of Potton and to enhance the Green advancement of the aspirations from the GI Plan Infrastructure, in turn protecting the local wildlife, and the creation of the associated Green Wheel the environment and preventing the continued infrastructure. The key green infrastructure fragmentation of habitat. With this in mind BRCC aspirations that were developed during the process were commissioned to provide an update to are shown in the following table and on the Potton’s Green Infrastructure (GI) Plan. accompanying Green Infrastructure Map on page 26.
Pegnut Wood POTTON NEIGHBOURHOOD PLAN 23 Ref. Aspirational GI Enhancements Create new access route from BW11 to Potton Wood (discussion required concerning 1 status) 2 Reinstate old bridge over Potton Brook 3 Create roadside footpath / cycleway from Potton Church northwards to Gamlingay Create wildlife corridor with wetland features, east of Potton Brook, between Bury Hill 4 and Church Causeway 5 Create Public Bridleway to link BOAT7 to BW13, creating circular route 6 Create link between BW7 and BW19 south of Potton Road / Carthagena Road crossroads 7 Create permanent Public Rights of Way on existing permissive routes in Potton Wood 8 Create Public Bridleway to link BW14 to Wrestlingworth BW15 Create new footpath along north-west side of Pegnut Wood, linking Potton FP1 To 9 Sutton FP1 Create Public Footpaths to link Potton Wood to Cockayne Hatley Church via Cockayne 10 Hatley’s FP11 and FP12 Create permanent RoW’s, including a bridleway along the central ride, on existing 11 permissive routes in Pegnut Wood 12 Manage area, south and west of the cemetery, as accessible acid grassland / heathland site 13 Upgrade FP1 and Sutton FP2 to Bridleway (from Bury Hill southwards to Sutton High Street) Formalise footpath access to Sheepsbridge Wood / Lammas Meadow, with link to 14 Aspiration 25 15 Improve condition of Sutton BW8 beside Biggleswade Road to enable cycling 16 Upgrade surface of BW9, linking to FP8 at Newtown 17 Create roadside footpath from BOAT 7 to Everton village 18 Allocate for future expansion of the Mill Lane recreation ground Enhance Potton Brook for water vole conservation and seek recognition as a County 19 Wildlife Site 20 Extend Pegnut Wood, northwards, with accessible woodland and grassland areas 21 Extend Sheepsbridge Wood / Lammas Meadow northwards as accessible woodland Create publicly accessible nature reserve including woodland, heathland, exposed sand 22 banks etc. 23 Create accessible GI land west of Sutton Road 24 Manage area to north and south of Old Bedford Road as accessible acid grassland site Seek public access to woodland and lake, south of Sheepsbridge Wood / Lammas 25 Meadow (access via Aspiration 14) 26 Manage Deepdale Quarry as an accessible nature reserve 27 Create new community green space and orchard adjacent to Potton Brook Manage area, east of Sutton Mill Road, as an accessible nature reserve / amenity area 28 with nature value of acid grassland and scrub Increase wildlife value of Potton Wood and Pegnut Wood through appropriate habitat 29 management Aspiration outside of Parish 30 Create new footpath link between Sutton FP2 and Sutton BW6
24 POTTON NEIGHBOURHOOD PLAN General comments
A Promote the planting of trees within the town
B Provide more benches on walking routes
C Ensure existing allotment site is protected Adopt mowing regime on publicly owned grassland within town to maximise D wildflowers and biodiversity interest Create / retain wildlife corridors, especially those with locally distinct woody E hedgerow species F Create a clearly marked circular route around Potton, staying off the roads Create lizard habitat and hibernacula in appropriate locations throughout the G parish Seek CWS recognition for sites that meet the criteria (e.g. Carthagena Road / H Biggleswade Road corridor
Carthagena Quarry - restored POTTON NEIGHBOURHOOD PLAN 25 Green Infrastructure Map
The Green Infrastructure Plan identifies the following important Green Spaces and describes a route to Local Green Space designation for some of them.
Priority Aspiration Site Ranking Reference 1 (existing) Henry Smith Playing Fields 1 (existing) Potton Wood 1 (existing) Pegnut Wood 4 23 Aspirational GI land west of Sutton Road Aspirational wildlife corridor with wetland features, east of Potton 5 4 Brook, between Bury Hill and Church Causeway Aspirational managed area to north and south of Old Bedford 6 24 Road as accessible acid grassland site Aspirational managed area, east of Sutton Mill Road, as an 7 28 accessible nature reserve / amenity area with value of acid grassland and scrub Pegnut Wood extension (northwards), with accessible woodland 8 20 and grassland areas Aspirational publicly accessible nature reserve on restored Potton 8 22 Quarry (Breedon) including woodland , heathland, exposed sand banks etc. 8 26 Deepdale Quarry – managed as an accessible nature reserve Aspirational community green space and orchard adjacent to 8 27 Potton Brook
• • The complete Green Infrastructure Plan can be found in Potton NP - Annex B Green Infrastructure.
26 POTTON NEIGHBOURHOOD PLAN Sheepsbridge Wood and Potton Brook POTTON NEIGHBOURHOOD PLAN 27 Vision G
A network of footpaths and cycle-ways linking major areas of the Town is provided to encourage pedestrians and cyclists with associated environmental and parking benefits.
Supporting policies: CI-3, T-1, T-2, T-3, EV-1, EV-2, EV-3
The aim of this vision is to put in place a Potton Green Wheel. This will provide a well surfaced circular bridleway around the perimeter of Potton, with a number of spokes leading to the centre of the town. It will also link with the planned improved cycle ways to Biggleswade, Sandy and Gamlingay. This infrastructure should result in encouraging a better use of and interaction with the natural rural environment with the associated benefits to health and leisure opportunities.
For more detail, refer to the Green Infrastructure Plan which can be found in Potton NP - Annex B Green Infrastructure.
Potton Wood bridleway
Vision H
Parking congestion in the Market Square is eased and provision made for the use of alternative transportation methods.
Supporting policies: T-1, T-3, EV-2, EV-3
The aim of this vision is to address the issue of cycling, poor underfoot conditions for walking, difficulty in parking at certain times of the day infrequent and expensive bus services. Also the as identified from consultation and engagement work undertaken as part of the town centre with the community. In addition, people indicated benchmarking process highlighted concerns by that they would prefer more sustainable and traders related to short term parking issues and the healthy modes of transport but are put off by poor negative effect on trade as a result of this. infrastructure, difficult and dangerous roads for
28 POTTON NEIGHBOURHOOD PLAN The Strategy - Sustainable Development for the Whole Community
Sustainable development is about positive growth People living in Potton appreciate the special – making economic, environmental and social qualities the town possesses. It is a great place to progress for this and future generations. These live and in accommodating housing growth it will three dimensions constitute what is sustainable in be vital that the qualities which make Potton so CI-3, T-1, T-2, T-3, EV-1, EV-2, EV-3 planning terms. successful and desirable are protected. Current Supporting policies: residents accept that more people will want to Economic contributing to building a strong, come and live in Potton and this is important to any responsive and competitive economy thriving and evolving community.
Social supporting strong, vibrant and This plan is not anti-development and the healthy communities community understands the need to accommodate housing growth. But there is great concern that Environmental contributing to protecting new development in Potton could erode the and enhancing our natural, built very qualities that make the town special if it is and historic environment not carefully managed in terms of its scale and design. This next layer of growth for the town must To achieve this, a thoughtful and innovative create developments of quality which contribute approach is required, which works more positively; to the character of the town and which provide with residents, landowners and developers taking a local benefit. It must be more than an exercise in continuing interest in the future of the town. meeting housing supply ‘numbers’ by the addition of characterless estates on the rural fringes of the There are key projects and facilities that the town more typical of suburban developments. community would like to see funded through use Therefore, the objective is to enable the provision of the Section 106 and CIL contributions that of a choice of new homes to meet the needs of are made as part of the development process all sections of the community in a manner, which and agreements. These projects will go towards respects the character of the town and wider achieving this positive economic, social and parish. environmental growth and include, but not be limited to, key projects such as: Building for Life is the industry standard quality assessment for well-designed homes and • The building of the Potton Hall for All – a new neighbourhoods endorsed by Government multi-use, environmentally friendly community (Building for Life Partnership, 2012). It provides a space for the Town to expand the leisure and twelve point criteria to measure the quality of new sport opportunities available. development. Schemes are scored on a traffic light • Improvement of the existing football pitches at system of Red (unacceptable and not of planning Mill Lane and renovation of the MUGA at The approval quality), Amber (partial success with room Hollow. for improvement or mitigating circumstances) and Green (excellent / exemplary). The use of this • Advancing the aspirations from the Potton GI and other applicable standards is enshrined in the Plan and the creation of the associated Green relevant policies in the following section. Wheel infrastructure. • Improving the Potton to Sandy cycleway. This is the approach adopted in the Plan and on the basis of this the Parish will look to engage positively with the statutory planning process to guide future development.
POTTON NEIGHBOURHOOD PLAN 29 30 POTTON NEIGHBOURHOOD PLAN POTTON NEIGHBOURHOOD PLAN 31 The Policies
The policies have been divided in five distinct areas to support the vision and aims of the plan. These areas are:
• Community infrastructure • Housing • Local employment and industries • Transport • Environment
Each policy area is explained below. The full detail of the policy objectives and interrelationships for each of the policies, and the relationship to the vision statements and other related plan annexes is provided in Potton NP - Annex G Vision, Policies and Objectives.
32 POTTON NEIGHBOURHOOD PLAN Community infrastructure
CI-1 Employment CI-3 Foot, Cycle and Bridle Paths
Proposals for commercial or mixed- As appropriate to their scale use development will be particularly and location new residential supported where they include developments should incorporate facilities or premises for small, starter measures for their connection to or local businesses. existing green infrastructure, public (Visions C, D) footpaths and bridleways. Proposals which provide future The objective of this policy is to ensure that where it is possible proposals related to connections to the proposed Potton changes to Potton will include provision for Green Wheel will be particularly facilities or premises that enable businesses supported. to be started and run within the Town. To enable the Town to be a vibrant and successful (Visions F, G) community various types of and opportunities for employment are required. This will include The objective of this policy is to ensure that in the ability for people to work from home, run line with the community consultations there small home based businesses or use some form is an holistic view to the provision, use and of common business facility or hub. linkage of all green spaces, foot and cycle paths as part of the overall creation of a Green Wheel. This should also promote use of CI-2 Town Centre Vitality non- vehicular movement in and around these spaces and to and from the existing and any future community facilities in line with overall As appropriate to their scale sustainability aims. and location new residential developments should incorporate measures for local residents to have easy and safe non-vehicular means of travel between the site and Potton Town Centre. (Visions A, C, D)
The objective of this policy is to ensure that any development of the Town Centre will support the existing businesses in the town rather than encouraging out-commuting to other local shopping centres in nearby towns. This objective will be supported by the travel policies and design that encourage easy and safe use of non- vehicular travel to the town centre.
POTTON NEIGHBOURHOOD PLAN 33 Additional Community Infrastructure NPPF Paragraph references Objectives 8b, 8c, 91b, 91c, 92b, 96, 98, 125, 127e, 127f, 128 The following objectives are Associated CBC Local Plan Policy supported by existing NPPF, Planning EE13, HQ10 Practice Guidance and/or CBC Local Plan policies as follows: Support for community projects (Visions B, D, E) Essential Services Provision (Vision A, D) This Neighbourhood Plan will seek to ensure that CBC is aware of identified community When planning applications are approved, projects and will thus allocate funds from new the Neighbourhood Plan seeks to ensure that developments in the Town accordingly. We attention is paid to the infrastructure needs of will also work closely with our elected CBC Potton to support the increase in population. Councillors to ensure that any such funding is We will work closely with our elected CBC allocated to these projects for the benefit of the Councillors to ensure that contributions Town’s population. received as a result of development is directed to meet the needs of the Potton Parish. NPPF Paragraph references 8b, 8c, 91b, 91c, 92b, 96, 98, 125, 127e, 127f, NPPF Paragraph references 128 8b, 20c, 34, 91a, 92d, 94a, 94b, 96, 125, 127e, Associated CBC Local Plan Policy 128 EE13, HQ10 Associated CBC Local Plan Policy HQ2, HQ3
Recreation Space Provision (Visions E, F, G)
When planning applications are approved, the Neighbourhood Plan seeks to ensure that attention is paid to the provision of useable public space and play areas for leisure use by all ages and sectors of the community, within or in close proximity to those developments as appropriate. We will seek to ensure these spaces are for both residents of the new development and those living within at least a 500m radius of the surrounding town. This aim is to address the identified deficiency in Potton of Country Parks, Natural and Semi Natural Green Space and Amenity Greenspace ant to help address the reported 6.5 ha deficiency in Potton of Recreational Space, allotments and community gardens.
34 POTTON NEIGHBOURHOOD PLAN Skatepark in Henry Smith Playing Fields
Potton Town Cricket Club - The Hutchinson Hollow
Mill Lane play area
POTTON NEIGHBOURHOOD PLAN 35 Housing
HO-1 Design Guide Requirements HO-2 Meeting Housing Needs
As appropriate to their scale and Proposals for new residential location, any proposals for new development which directly address residential developments should the local housing requirements comply with the requirements identified in the Potton Housing contained in the Potton Needs Survey 2014 and in the Neighbourhood Plan Design Guide. Neighbourhood Plan survey 2017 will This guide gives guidance on be supported. design principles for new housing Surveys are in Supporting Documents developments. (Vision B) See Annex E – Design Guide The objective of this policy is to ensure that the (Visions A, B) new housing developments address the issues identified by the Housing Needs Survey which The objectives of this policy are: specifically include a shortage of smaller sized • To ensure that whilst the Neighbourhood affordable houses for:- Plan supports and accepts housing growth • First time buyers. provided it is not excessive, the growth allows Potton to remain and retain its character of • Young people in Potton living with their a ‘Small Georgian Market Town’. This policy parents who want to move out. supports the Strategic Policies within the • Older people whose children have left home NPPF July 2018 Chapter 12. and who are looking to downsize. • To address the issue identified by the Neighbourhood Plan survey that 68% of working people in Potton out-commute HO-3 Housing for Retired People by car. This results in a high proportion of households owning multiple cars. A total of 87% of survey respondents support a policy Applications for bungalows and 1 & 2 for new houses to have at least 2 off-road bedroom houses, flats or apartments parking spaces. to suit the needs of retired people The complete Guide is contained in Annex E will be supported. and is supported by the environmental proposals in Annex F, Green Infrastructure (Vision B) Design Guide which is the design code for Green Infrastructure, Climate Change The objective of this policy is to address the Adaptation and Sustainable Drainage. identified shortage of properties suitable for retired/older people. A better supply of smaller houses and bungalows, say 5% of every development, would facilitate downsizing and thus free up larger family sized houses, reducing the need for new housing developments to offer these larger houses. In the design of these properties it would be anticipated that necessary provision is made for potentially reduced mobility and access. See Policy HO-4
36 POTTON NEIGHBOURHOOD PLAN HO-4 Lifetime Homes HO-5 Design Features
The development of dwellings and As appropriate to their scale and new specialist residential Care Home location, proposals for new residential accommodation in appropriate of commercial developments should: locations for the elderly and people • Be in keeping with existing with special needs will be supported. nearby properties and maintain Dwellings for these categories of the essential character of the elderly and those with disabilities town in accordance with the should generally be either 1 or 2 bed Neighbourhood Plan Character properties. Care Homes and other Assessment study. These are specialist units shall also comply summarised in section Vision with the Potton Neighbourhood Plan A of the plan and expanded in Building Design Guide. Potton NP – Annex D Character See Annex E – Design Guide Assessment. (Vision B) • Apply the best practice design features in accordance with the The objective of this policy is to recognise that there has been a clear ageing on average of the Neighbourhood Plan Design Potton population over the past 10 years. Many Guide requirements. These are elderly people living here at the moment are expanded in Potton NP – Annex E living in conventional accommodation which Design Guide and Annex F Green is not specifically designed for their needs. Additionally, properties should be designed Infrastructure Design Guide. to Lifetime Homes standards making them • Take account of vernacular particularly suitable for frailer elderly people and also wheelchair users.. building materials in the immediate locality and incorporate such materials where practicable into the construction of new buildings and boundary treatments (Visions A, B)
The objective of this policy is to ensure that the development of the town’s housing and other buildings does not appear to be random in nature and result in changing the appearance of the town away from its core characteristic of a small Georgian Market Town. To this end, suitable controls over house appearance, size and quality will ensure that the existing character of the town is maintained and development does not result in an identical series of buildings that could be anywhere in any modern development.
POTTON NEIGHBOURHOOD PLAN 37 NPPF Paragraph references HO-6 Potton’s Heritage 72, 73 Associated CBC Local Plan Policy As appropriate to their location, HQ2, HQ3 proposals for new housing development should take account Brownfield Sites of the town’s heritage. In particular (Vision A, B). the layout, design and massing of new residential development should This Neighbourhood Plan seeks to: take account of and respond to any • Promote effective use of land in meeting designated and non-designated the need for homes and other uses, while heritage assets in a way that is safeguarding and improving the environment appropriate to the significance of the and ensuring safe and healthy living conditions. assets affected. • Ensure that future housing and development occurs in the areas that are identified as (Vision A) suitable, sustainable and acceptable to the populace of the town as evidenced through The objective of this policy is to ensure the site assessments contained in this plan and that the valued heritage aspects of Potton accepted as part of the local plan. are not affected by housing or commercial Encourage the relocation of industry from developments which are unsympathetic to the • unsuitable town locations to designated heritage of the existing building environment. preferred locations that have been identified In particular they should avoid impact on non- in the plan as suitable for light industry use; designated Heritage Assets (i.e. Railway Shed, thus freeing up brownfield locations for future Old Railway Station etc.). domestic development, especially for those people with special needs requiring easy access to the town centre. Additional Housing Objectives
The following objectives are NPPF Paragraph references supported by existing NPPF, Planning 117, 118, 119, 120, 121 Practice Guidance and/or CBC Local Associated CBC Local Plan Policy Plan policies as follows: EMP2, EMP3, DC1, DC2 Rate of Development| (Vision A, B).
This Neighbourhood Plan seeks to address the identified significant existing pressure on infrastructure such as Parking, Traffic, Health Service provision etc. by ensuring that housing growth is supported by appropriate infrastructure improvements.
Housing growth for Potton will be Medium Scale which is in the range 50-500 dwellings over the plan period. An even rate of growth will allow necessary infrastructure changes to keep pace with the housing growth.
38 POTTON NEIGHBOURHOOD PLAN Affordable Housing Rural Exception Housing (Vision B). (Vision B).
This Neighbourhood Plan seeks to address The Potton Housing Needs Survey has the issue of affordable housing. Over 50% identified that there is a need for some of respondents to the Housing Needs Survey Rural Exception Housing in line with Central questionnaire who indicated that they or Bedfordshire Council’s current requirements. someone in their household was currently Thus the Neighbourhood Plan will specifically intending to move to different accommodation support Rural Exception Housing proposals in Potton in the near future, were either during the plan period provided:- considering affordable rent or shared ownership • They meet the expressed policy requirements. or had insufficient financial means to purchase or rent on the open market. • The evidence at the time supports the requirements for the development.
NPPF Paragraph references • The proposal does not conflict with the Neighbourhood Plan policies and objectives. 61, 62, 63, 64 • The proposal is acceptable to Potton Town Associated CBC Local Plan Policy Council. H1, H4
NPPF Paragraph references 77 Associated CBC Local Plan Policy H5
POTTON NEIGHBOURHOOD PLAN 39 Local employment and industries
EI-1 Communication Technologies Additional Local Employment and Industries Objectives The implementation of advances in broadband and other communication The following objectives are technologies to maintain and enhance supported by existing NPPF, Planning the opportunity for effective business Practice Guidance and/or CBC Local and home communications will be Plan policies as follows: actively supported Employment Areas (Vision C, D) (Vision C)
The objective of this policy is to support the This Neighbourhood Plan seeks to address Neighbourhood Plan survey findings that have the needs identified for support of a local identified a growth in working from home. business centre. In the NP survey 2017, out of This, coupled with the vision to “encourage 144 respondents who run a business or work and support growth and development of from home in Potton, 88 said that if a business small businesses in Potton to promote local centre was provided they would use it. We also employment”, means that it is essential to keep support the inclusion of broadband connections up to date with communications technologies to all new residential and commercial and encourage service providers to give a good developments. service level throughout the town. For example by the inclusion of broadband connections to all new residential and commercial NPPF Paragraph references developments. 8a, 8b, 80, 81a, 82, 83a, 92e, 125, 128
Advanced, high quality and reliable Associated CBC Local Plan Policy communications infrastructure is essential EMP1, EMP3, H1, R2 for economic growth and social well-being. Planning policies and decisions should support the expansion of electronic communications networks, including next generation mobile technology (such as 5G) and full fibre broadband connections. Policies should set out how high quality digital infrastructure, providing access to services from a range of providers, is expected to be delivered and upgraded over time; and should prioritise full fibre connections to existing and new developments (as these connections will, in almost all cases, provide the optimum solution). NPPF paragraph 112.
40 POTTON NEIGHBOURHOOD PLAN Transport
T-1 Foot, Cycle and Bridle Paths T-2 Transport Links
New developments, where Measures will be supported that appropriate and practical, shall promote the improvement of: provide safe pedestrian and cycle • Transport links within the parish. access, to link up with existing footpaths and cycle ways, ensuring • Access to the wider public that residents can walk and cycle transport network. safely throughout the parish. • Alternative modes of transport. (Vision D, G, H) (Vision D)
The objectives of this policy are to ensure that: The objectives of this policy are to: • Proposals that maximise opportunities to • Address the need identified by the walk and cycle within the town are viewed Neighbourhood Plan survey to support favourably and supported. out‑commuting by rail from Biggleswade and • Developments will be supported where Sandy stations as restricted parking at these footpaths and cycle ways that are segregated stations makes it highly desirable to develop from traffic are provided. alternative methods of travel, for example cycling. • New developments shall provide a safe footpath layout within the scheme, good • Improve access to the wider public transport pedestrian links to the settlement and safe network for those in the parish. connections to the highway. • Promote the development and use of • New developments, shall enable those alternative methods of travel other than private particularly with special needs or more elderly vehicles. members of the community easier access to the town centre facilities. T-3 Transport Improvements Proposals that improve appropriate public car parking in the Town Centre will be supported. (Vision G, H) The objectives of this policy are to ensure that any new developments shall provide for off- road parking sufficient to meet the needs of the development and specifically that:
• New development which provides additional off-road car parking spaces to alleviate current parking congestion shall be supported. • Town centre car parks shall be reviewed to optimise signage, length of parking limits and capacity.
POTTON NEIGHBOURHOOD PLAN 41 Additional Transport Objectives • Ensure that methods to Divert HGV away from the Market Square and King Street will be sought and supported. The following objectives are • Seek and support enforced traffic restrictions. supported by existing NPPF, Planning Practice Guidance and/or CBC Local • Ensure that, in recognition of the extra load put upon public, private and community Plan policies as follows: transport in the town by any new Traffic Flow(Vision D) development, there is funding to maintain and support the necessary infrastructure This Neighbourhood Plan seeks to: expansion. • Ensure that where development proposals NPPF Paragraph references alleviate existing congestion, improve pedestrian safety and improve traffic flows 8a, 8b, 8c, 102a, 102b, 102c, 102d, 102e, 103, through Potton they are viewed favourably 104b, 104c, 104d, 105c, 108c, 110a, 111 and supported. Associated CBC Local Plan Policy T1, T2, T3, T4, HQ2
42 POTTON NEIGHBOURHOOD PLAN Environment
EV-1 Green Infrastructure EV-2 Building for Sustainability
As appropriate to their scale and As appropriate to their scale location development proposals for and location, proposals for new new development will be supported developments should incorporate where they take account of the Potton measures to provide mitigation, Green Infrastructure Plan. Development adaptation and resilience to the which would deliver a net-positive impacts of climate change by biodiversity gain or deliver elements minimising the vulnerability of the of the Green Infrastructure Action development and its surroundings. Plan will be particular supported. See Developments which incorporate Annex B – Green Infrastructure. energy efficient solutions beyond (Vision A, B, E, F, G) building regulation standards will be particularly supported. The objective of this policy is to ensure that the Potton Green Infrastructure Plan that has See Annex F – Green Infrastructure been produced and issued as part of the overall Design Guide. Neighbourhood Plan Is given due consideration when any development is undertaken. (Vision A, E, F, G, H) Specifically it: The objectives of this policy are to ensure that any new developments address the issues of • Provides a snapshot baseline document with climate change and sustainability specifically an action plan that supports and underpins through measures that: the Potton Neighbourhood Plan. • Identifies important existing natural, historic, • Reduce carbon emissions through the use of cultural and landscape assets (including renewable and low carbon energy sources wildlife habitats), accessible green space and such as solar and wind power and provide rights of way within the Parish of Potton. a minimum contribution of 10% toward a • Provides a robust approach to mapping and developments energy demands. implementing the wishes of the community for • Maximise energy efficiency and optimise the a high-quality green infrastructure network. use of natural light through the layout and • Informs important decision-making that helps design of buildings and landscaping . meet the aspirations of the community by • Minimise water usage and promote water identifying what is important to them and how efficiency such as grey water recycling and they would like to see their local environment use of water butts on all dwellings. evolve for the benefit of present and future generations. • Minimise the impacts of overheating through the use of green roofs, walls and other Sustainable Drainage (SuDS) source control features within hard and soft landscape and planting schemes that will provide shade and help cool the atmosphere by providing a minimum of 25% tree, large shrub or green wall cover within the development.
POTTON NEIGHBOURHOOD PLAN 43 EV-3 Local Green Space • Contribute to the enhancement and creation of existing and new corridors adjacent to or within the vicinity of developments that The following parcels of land are complement the wider landscape benefit to designated as Local Green Space: wildlife. LGS-1 (Henry Smith Playing Fields); • Enhance community education about wildlife and the environment through signage and LGS-2 (Pegnut Wood); and interpretation boards where appropriate, leaflets, audio guides and other media to LGS-6 (land east of Henry Smith improve public enjoyment of the area. Playing Fields).
Development will not be supported EV-5 Landscape and Habitat within local green spaces except in very special circumstances. See Annex As appropriate to their scale and B – Green Infrastructure. location development proposals (Visions E, F, G, H) for new residential and commercial development should protect and where The objective of this policy is to protect those areas identified by the Green Infrastructure and practicable enhance existing landscape, Neighbourhood Plans as being important for habitat features and wildlife species wildlife and to the community for its amenity, as appropriate to their significance. health and social well-being benefit. Development which would deliver a net-positive biodiversity gain will EV-4 Green Wheel be particular supported. See Potton Ecological Potential Report and Potton Development proposals which would NP-Annex-F Green Infrastructure Design assist in the development of a Potton Guide. Green Wheel will be supported. See (Vision B, F) supporting documents. The objectives of this policy are to make sure (Vision B, F) that any new developments will ensure: • All existing habitats and species, particularly The objectives of this policy are to ensure that those of priority importance to Potton, are any new developments will actively: protected and retained and their populations • Assist in the connecting of footpaths and enhanced by appropriate mitigation on and bridleways through and around the parish and off site. facilitate the creation of cycle ways linking • Appropriate choices of native plant mixes are Potton to neighbouring villages and towns. made with due regard to the characteristics • Contribute to the social wellbeing and health of local habitats and distinctive species of the community by providing access to assemblages of flora and fauna. green space and nature. • All formal, non-native planting schedules • Facilitate the protection and provision of benefits pollinators and includes where landscape and habitat enhancement or the appropriate local heritage fruit varieties creation of new habitat opportunities for avoiding use of invasive non-native species. wildlife and public amenity.
44 POTTON NEIGHBOURHOOD PLAN EV-6 Wildlife Management The objectives of this policy are to make sure that any new developments will:
As appropriate to their scale and • Contribute to the on-going management of existing and new features. location development proposals for new residential and commercial development • Provide a specified schedule of sustainable management that benefits people and wildlife. should incorporate a long-term green space wildlife management plan for • Ensure the site is monitored for any positive or negative effects to inform the ongoing existing landscape, habitat features management of any necessary changes that and wildlife species as appropriate to might be required in the specification. their significance. See Potton Ecological Potential Report and Potton NP-Annex-F Green Infrastructure Design Guide. (Vision B, F)
POTTON NEIGHBOURHOOD PLAN 45 Supporting Documents
There are a number of supporting documents that contain further information and text that supports this neighbourhood plan. These are:
• Potton Neighbourhood Plan - scoping report v1.0 • Potton Neighbourhood Plan - Annex A Site Assessments • Potton Neighbourhood Plan - Annex B Green Infrastructure • Potton Neighbourhood Plan - Annex C Consultation • • Consultation Data 161011 • Potton People and Places Insight Limited • 2017 Potton Benchmarking Report • NP survey report Potton 2017 • Potton Neighbourhood Plan - Annex D Character Assessment • Potton Neighbourhood Plan - Annex E Design Guide • Potton Neighbourhood Plan - Annex F Green Infrastructure Design Guide • Potton Neighbourhood Plan - Annex G Vision, Policies and Objectives • Potton Neighbourhood Plan - Annex H Implementation and Monitoring Each of these is briefly described/abstracted in the following sections to provide context for the document contents and a reference provided to the complete document.
46 POTTON NEIGHBOURHOOD PLAN Potton Neighbourhood Plan - Supporting Documents Annex A Site Assessments
As part of the process of developing the Potton forward during the plan period and these will be Neighbourhood Plan an exercise was conducted assessed using the same criteria at the relevant to establish what development sites existed within time by the Town Council. The sites identified the Potton Neighbourhood Plan area and which of comprise: these would be: • Sites identified by the CBC in the call for • Acceptable to the community. sites. • Appropriate taking in to account access to the • Sites that have previously been granted site, location, size. permission. • Local knowledge related to the value of the site • Sites that are currently being developed. to the parish. • Sites that may fall within the category of windfall within the CBC Local Plan. Each of the sites was considered and given a rating of: • Local knowledge of the sites in question. • Supported (Housing). Where potential sites exist there is a wealth • Supported (Employment). of local knowledge relating to these that is not available to those who do not live • Not Supported. within the community. The overall data has been collated and presented in Information on whether site rejection as this document. • part of CBC planning assessments. The information for each site was then Site Assessment Process considered and detailed in the following To undertake the process there were a number of sections, the site being given a status of: inputs used, namely: • Supported (Housing). • Neighbourhood Plan consultations The plan will support the development of housing in (questionnaire). line with the policies within the Neighbourhood Plan As part of the Neighbourhood Plan questionnaire and associated design guidance. and vision setting process the populace have been consulted as to their views on where • Supported (Employment). development may be acceptable within the The plan will support the development of parish. employment facilities/opportunities in line with the policies within the Neighbourhood Plan and • Potton’s Green Infrastructure Plan review. associated design guidance. As part of the Neighbourhood Plan development process the populace showed that they were in • Not Supported. favour of maintaining and enhancing the green The plan will not support the development of infrastructure of Potton. They were consulted housing or employment facilities/opportunities on during the creation of a green infrastructure the site as it is deemed to be unsuitable. plan/Green wheel and designation of local green spaces. This information has been used when assessing potential sites. Reference The full assessment is in the annex document titled • Potential or existing development sites. Potton NP - Annex A Site Assessments which can be viewed on the Potton Neighbourhood Plan An exercise was undertaken by the website supporting documents page Neighbourhood Plan steering group to identify all pottonneighbourhoodplan.co.uk/ the existing or potential development sites that supportingdocuments were relevant for the period of the plan. Clearly there may be other small windfall sites that come
POTTON NEIGHBOURHOOD PLAN 47 Potential Development Sites
48 POTTON NEIGHBOURHOOD PLAN POTTON NEIGHBOURHOOD PLAN 49 Potton Neighbourhood Plan - Annex B Green Infrastructure
The Potton Parish Green Infrastructure (GI) Plan is It should be acknowledged that not all of the one of more than 40 parish and town GI plans to aspirations identified will be delivered, because have been produced across Bedfordshire. there are many other influencing factors, such as the views of landowners, existing planning The Potton Parish GI Plan is funded by Potton Town permissions and allocations, potential future land Council (PTC) as part of their funding of the Potton use allocations and the cost of implementation. Parish Neighbourhood Plan, and is facilitated by The value of this GI Plan lies in the fact that it has Bedfordshire Rural Communities Charity (BRCC). been produced by local residents for their own community. It can help inform planning decisions The production of the GI Plan was requested by and be used as a mechanism to identify where the Potton Neighbourhood Plan Steering Group financial benefits from development should be (NPSG) on behalf of PTC; to be a valuable tool in its directed. It cannot be used as a tool to prevent own right as a planning document, and to inform development but may influence considerations in policies and objectives in the emerging Potton the planning process. All aspirations that gained Neighbourhood Plan. . community support have been included; however, it remains a community owned document that, while The need for green infrastructure planning has been endorsed by CBC, has not been formally adopted. identified at all levels, from central government, The plan as a whole is based on a robust approach through regional bodies (the East of England to mapping and implementing a high quality green Regional Spatial Strategy and the Milton Keynes infrastructure network for the existing, and future, and South Midlands Sub-Regional Strategy), to residents of the parish of Potton. County and District levels. The Bedfordshire and Luton Strategic GI Plan was produced in 2007 by the Bedfordshire & Luton Green Infrastructure Reference Consortium. Parish and Town GI Plans are valuable The full plan is in the annex document titled tools for planners, committees, developers and Potton NP - Annex B Green Infrastructure which communities themselves. They can help inform can be viewed on the Potton Neighbourhood important decisions and help local people identify Plan website supporting documents what is important to them, and what they would page pottonneighbourhoodplan.co.uk/ like to happen in the future. Parish and Town GI supportingdocuments. Plans have been used to support funding bids, helping people make important improvements to their local environment, and they also provide a snapshot of the local environment.
Potton Neighbourhood Plan - Annex C Consultation
This report provides the details of the consultation have all been recorded, considered and where process undertaken as part of the development possible addressed as part of the development of of the Potton Neighbourhood Plan (PNP), as set the draft neighbourhood planning document. out in the Neighbourhood Planning (General) Regulations 2012. Potton Town Council and the The full details of the consultation activities are Neighbourhood Plan Steering Group (NPSG) have in the annex document titled Potton NP – Annex been working on the development of the PNP C Consultation which can be viewed on the since January 2016 and have undertaken a series Potton Neighbourhood Plan website, Supporting of public consultations as outlined below. The Documents page www.pottonneighbourhoodplan. consultations identified a range of issues which co.uk/supportingdocuments
50 POTTON NEIGHBOURHOOD PLAN Potton Neighbourhood Plan - Annex D Character Assessment
A Neighbourhood Plan is a way of helping local We have then added photographs to illustrate the communities to influence the planning of the area houses and other features described. in which they live and work. It can be used to: Within each of the character areas there are • Develop a shared vision for the neighbourhood houses or other property not typical of the general character of the area. What we have done is to try • Choose where new homes, shops, offices and and capture the general character of an area and other development should be built ignore individual properties that are not typical. In • Identify and protect important local green spaces the Conservation Area. On-site fieldwork has been supplemented by reference to a number of existing • Influence what new buildings should look like published works to assist us in heritage aspects but This Character Assessment is an important part of we have followed the same process as the other the last item. areas.
The purpose of a Character Assessment is to The full details of the character assessment are in understand and record the distinct features of a the annex document titled Potton NP – Annex D town, which combine to create its unique character. Character Assessment which can be viewed on the The approach we have used is to identify broad Potton Neighbourhood Plan website, Supporting character areas using on-site fieldwork and record Documents page www.pottonneighbourhoodplan. this on a pro-forma. This has then been used co.uk/supportingdocuments together with local knowledge to write up the text.
Potton Neighbourhood Plan - Annex E Design Guide
The purpose of this document is to provide design that it retains its core appearance by establishing guidance for any new development or extension/ and maintaining the highest quality of future alteration to existing properties within the building development. We shall judge a design Parish of Potton. It is to sit alongside the Central using the following criteria: Bedfordshire Council Design Guide together with all its Supplements, ‘A guide for Designing • The kind of place that people want High Quality Developments’ produced by Central • The physical, economic and social aspirations for Bedfordshire Council in September 2014. The the area Potton Neighbourhood Plan Design Guide together with its appendices and any supporting documents • How much change may be needed, of what type also requires all new developments to have and over what time regard to the Potton Town Neighbourhood Plan • Realistic outcomes for development Character Assessment in relation to height, scale, spacing, layout, orientation, design and materials • Examples of good practice from local or of buildings in order to achieve high quality design neighbouring towns and villages and to ensure buildings and places reflect local Good design in relation to building and spaces identity, create a sense of pride and work well for means solutions which put people first by people’s needs now and into the future. addressing the way building or space functions, namely what it is used for and how it is used. Aims and objectives Potton is unique in many ways but perhaps one Reference of its main feature is the fact that it has retained The full design guide is in the annex document much of the gradual historical development which titled Potton NP - Annex E Design Guide which has evolved over many centuries. The vision of can be viewed on the Potton Neighbourhood the people who live and work in the Parish is to Plan website supporting documents preserve the essence of a Market Town by ensuring page pottonneighbourhoodplan.co.uk/ supportingdocuments.
POTTON NEIGHBOURHOOD PLAN 51 Potton Neighbourhood Plan - Annex F Green Infrastructure Design Guide
It is imperative that green infrastructure and Accordingly all developments must consider and sustainability is considered at the earliest opportunity respond sensitively to the landscape character of of the Planning process for all types of development Potton. The Parish of Potton has three CBC Landscape proposals in Potton. Character Areas within its bounds - 1C - Cockyane Hatley Clay Farmland & 5G – Dunton Clay Vale and 6C Innovative multi functional biophillic design helps meet – Everton Heath Greensand Ridge. statutory requirements and provides many socio-economic and environmental objectives required Summary design principles by Potton Town Council and its community. Potton Countless opportunities arise to design in features demands a holistic approach to planning that integrates that will deliver net positive biodiversity. The following green infrastructure, biodiversity, sustainability summarises some of those: and climate resilience, which contributes toward a development fit for purpose with multiple benefits. • Avoid fragmentation of habitats - retain, enhance and buffer existing habitats The term “Green Infrastructure” has many definitions. • Create new habitats to link with habitats throughout However it is generally agreed to be a network of multi- the landscape functional environmental assets both new and existing • New structural planting with native species of local in the rural and urban setting. Green Infrastructure provenance and characteristic of the area. supports natural ecological processes integral to the • Ensure a balanced mix of native and non-native health and wellbeing of sustainable communities. species and ornamentals benefit pollinators. • Plant local heritage fruit trees at an approximate ratio It comprises stand-alone elements and strategically of 1:5 (trees:plots) planned and delivered networks of high quality • Sow all grass areas with appropriate flower rich seed green space and other environmental features. mixes. Seldom referenced by definitions, it also includes the • Avoid the use of invasive non-native species in formal opportunities presented by hard surfaces such as planting schemes. pavements, roads, driveways, car parks and buildings Following restorative tree work, all arisings as far as is that can incorporate biodiversity and ecosystem • practically possible must remain on site. services into their design. • Consider lighting impacts on wildlife corridors and use Green infrastructure intrinsically links and underpins directional lights with no spillage. several complimentary functions, which should be • Consider the orientation, design and content of treated as a whole and not in isolation of each other. mounds and bunds to benefit wildlife It provides habitats and access to nature, space for • Where required, use crib and gabion walls to increase access, recreation, movement and leisure, attractive wildlife benefit. landscape, water resource management and climate • Each development must include reptile hibernacula. adaptation, socio-economic and health benefit and • Provide integral nest bricks for swifts and roost bricks resource efficiency. for bats. • Provide external nest cups for house martin and boxes The Parish of Potton has an area of approximately for starling. 1,085ha and sits between the north-west scarp and Provide 13 x 13 cm holes in garden boundaries to the edge of the south-east facing dip slope of the • enable wildlife to move through the site. Greensand Ridge with its free draining sandy soils and generally flat topography. To the south and east of • Prioritise source control Sustainable Drainage (SuDS) Potton an undulating topography, over heavy boulder features in streetscapes clays becomes more prominent. Against the largely • Design detention basins as a multifunctional play areas wooded backdrops, land use is primarily a mosaic with a gentle slope into the main basin. of arable with a network of hedges, footpaths and bridleways. There are some planted woodlands and Reference a number of paddocks dotted around the perimeter The full design guide is in the annex document of the town. Within the town green spaces are limited titled Potton NP - Annex F Green Infrastructure with two principle recreational areas being Henry Design Guide which can be viewed on the Smith Playing Fields and Mill Lane Recreation Ground. Potton Neighbourhood Plan website supporting Other green spaces comprise small verges and greens documents page pottonneighbourhoodplan.co.uk/ alongside roads, at road junctions and between housing. supportingdocuments.
52 POTTON NEIGHBOURHOOD PLAN Potton Neighbourhood Plan - Annex G Vision, Policies and Objectives
The graphic below shows at an holistic level provided in Potton NP - Annex G Vision, Policies the interrelationship of the policies with the and Objectives which can be viewed on the established vision statements. A full detail of the Potton Neighbourhood Plan website supporting policy objectives and interrelationships for each documents page pottonneighbourhoodplan.co.uk/ of the policies, and the relationship to the vision supportingdocuments. statements and other related plan annexes is
Vision A
Potton will retain its character as a small Georgian Market Town with a vibrant market square that has a variety of shops and services to meet the needs of the Town’s residents.
As appropriate to their scale and location new residential developments should Policy CI-2 : incorporate measures for local residents to have easy and safe non-vehicular means of travel between the site and Potton Town Centre. As appropriate to their scale and location, any proposals for new residential developments should comply with the requirements contained in the Potton Policy HO-1 : Neighbourhood Plan Design Guide. This guide gives guidance on design principles for new housing developments. See Annex E – Design Guide As appropriate to their scale and location, proposals for new residential of commercial developments should:
• Be in keeping with existing nearby properties and maintain the essential character of the town in accordance with the Neighbourhood Plan Character Assessment study. These are summarised in section Vision A of the plan and expanded in Potton NP – Annex D Character Assessment. Policy HO-5 : • Apply the best practice design features in accordance with the Neighbourhood Plan Design Guide requirements. These are expanded in Potton NP – Annex E Design Guide and Annex F Green Infrastructure Design Guide. • Take account of vernacular building materials in the immediate locality and incorporate such materials where practicable into the construction of new buildings and boundary treatments. As appropriate to their location, proposals for new housing development should take account of the town’s heritage. In particular the layout, design and massing of new Policy HO-6 : residential development should take account of and respond to any designated and non-designated heritage assets in a way that is appropriate to the significance of the assets affected. As appropriate to their scale and location development proposals for new development will be supported where they take account of the Potton Green Infrastructure Plan. Policy EV-1 : Development which would deliver a net-positive biodiversity gain or deliver elements of the Green Infrastructure Action Plan will be particular supported. See Potton NP - Annex B Green Infrastructure. As appropriate to their scale and location development proposals for new development should incorporate measures to provide mitigation, adaptation and resilience to the impacts of climate change by minimising the vulnerability of the development and Policy EV-2 : its surroundings. Developments which incorporate energy efficient solutions beyond building regulation standards will be particularly supported. See Potton NP - Annex F Green Infrastructure Design Guide
POTTON NEIGHBOURHOOD PLAN 53 Vision B
There will be a controlled, proportionate and uniform growth over the period of the Plan with sustainable developments that meet the needs of the town and its residents.
As appropriate to their scale and location, any proposals for new residential developments should comply with the requirements contained in the Potton Policy HO-1 : Neighbourhood Plan Design Guide. This guide gives guidance on design principles for new housing developments. See Annex E – Design Guide. Proposals for new residential development which directly address the local housing Policy HO-2 : requirements identified in the Potton Housing Needs Survey 2014 and in the Neighbourhood Plan survey 2017 will be supported. See Surveys are in Supporting Documents. Applications for bungalows and 1 & 2 bedroom houses, flats or apartments to suit the Policy HO-3 : needs of retired people will be supported. The development of dwellings and new specialist residential Care Home accommodation in appropriate locations for the elderly and people with special needs will be supported. Policy HO-4 : Dwellings for these categories of elderly and those with disabilities should generally be either 1 or 2 bed properties. Care Homes and other specialist units shall also comply with the Potton Neighbourhood Plan Building Design Guide. See Annex E – Design Guide. As appropriate to their scale and location, proposals for new residential of commercial developments should:
• Be in keeping with existing nearby properties and maintain the essential character of the town in accordance with the Neighbourhood Plan Character Assessment study. These are summarised in section Vision A of the plan and expanded in Potton NP – Annex D Character Policy HO-5 : Assessment. • Apply the best practice design features in accordance with the Neighbourhood Plan Design Guide requirements. These are expanded in Potton NP – Annex E Design Guide and Annex F Green Infrastructure Design Guide. • Take account of vernacular building materials in the immediate locality and incorporate such materials where practicable into the construction of new buildings and boundary treatments. As appropriate to their location, proposals for new housing development should take account of the town’s heritage. In particular the layout, design and massing of new Policy HO-6 : residential development should take account of and respond to any designated and non- designated heritage assets in a way that is appropriate to the significance of the assets affected. As appropriate to their scale and location development proposals for new development will be supported where they take account of the Potton Green Infrastructure Plan. Policy EV-1 : Development which would deliver a net-positive biodiversity gain or deliver elements of the Green Infrastructure Action Plan will be particular supported. See Potton NP - Annex B Green Infrastructure. Development proposals which would assist in the development of a Potton Green Wheel Policy EV-4 : will be supported. See supporting documents. As appropriate to their scale and location development proposals for new residential and commercial development should protect and where practicable enhance existing landscape, habitat features and wildlife species as appropriate to their significance. Policy EV-5 : Development which would deliver a net-positive biodiversity gain will be particular supported. See Potton Ecological Potential Report and Potton NP-Annex-F Green Infrastructure Design Guide.
54 POTTON NEIGHBOURHOOD PLAN As appropriate to their scale and location development proposals for new residential and commercial development should incorporate a long-term green space wildlife Policy EV-6 : management plan for existing landscape, habitat features and wildlife species as appropriate to their significance. See Potton Ecological Potential Report and Potton NP- Annex-F Green Infrastructure Design Guide. NPPF Paragraph 8b, 8c, 61, 62, 63, 64, 72, 73, 77, 91b, 91c, 92b, 96, 98, 117, 118, 119, 120, 121, 125, 127e, 127f, 128 references CBC Local DC1, DC2, EE13, EMP2, EMP3, H1, H4, H5, HQ2, HQ3, HQ10 Plan Policy
Vision C
Growth and development of small businesses in the Town to promote local employment is encouraged and supported.
Proposals for commercial or mixed-use development will be particularly supported Policy CI-1 : where they include facilities or premises for small, starter or local businesses.
As appropriate to their scale and location new residential developments should Policy CI-2 : incorporate measures for local residents to have easy and safe non-vehicular means of travel between the site and Potton Town Centre. The implementation of advances in broadband and other communication technologies Policy EI-1 : to maintain and enhance the opportunity for effective business and home communications will be actively supported. NPPF Paragraph 8a, 8b, 80, 81a, 82, 83a, 92e, 125, 128 references
CBC Local EMP1, EMP3, H1, R2 Plan Policy
Vision D
The Town retains an infrastructure that meets the needs of its residents and has the capacity to support future growth.
Proposals for commercial or mixed-use development will be particularly supported Policy CI-1 : where they include facilities or premises for small, starter or local businesses.
As appropriate to their scale and location new residential developments should Policy CI-2 : incorporate measures for local residents to have easy and safe non-vehicular means of travel between the site and Potton Town Centre. The implementation of advances in broadband and other communication technologies Policy EI-1 : to maintain and enhance the opportunity for effective business and home communications will be actively supported. New developments, where appropriate and practical, shall provide safe pedestrian and Policy T-1 : cycle access, to link up with existing footpaths and cycle ways, ensuring that residents can walk and cycle safely throughout the parish.
POTTON NEIGHBOURHOOD PLAN 55 Measures will be supported that promote the improvement of:
• Transport links within the parish. Policy T-2 : • Access to the wider public transport network. • Alternative modes of transport. NPPF • 8a, 8b, 8c, 20c, 34, 91a, 91b, 91c, 92b, 92d, 94a, 94b, 96, 98, 102a, 102b, 102c, 102d, Paragraph 102e, 103, 104b, 104c, 104d, 105c, 108c, 110a, 111, 125, 127e, 127f, 128 references
CBC Local • EE13, HQ2, HQ3, HQ10, T1, T2, T3, T4 Plan Policy
Vision E
Good leisure facilities to meet the needs of the whole Town are provided
As appropriate to their scale and location development proposals for new development will be supported where they take account of the Potton Green Infrastructure Plan. Policy EV-1 : Development which would deliver a net-positive biodiversity gain or deliver elements of the Green Infrastructure Action Plan will be particular supported. See Annex B – Green Infrastructure. As appropriate to their scale and location development proposals for new development should incorporate measures to provide mitigation, adaptation and resilience to the impacts of climate change by minimising the vulnerability of the development and Policy EV-2 : its surroundings. Developments which incorporate energy efficient solutions beyond building regulation standards will be particularly supported. See Annex F – Green Infrastructure Design Guide. The following parcels of land are designated as Local Green Space: LGS-1 (Henry Smith Playing Fields); LGS-2 (Pegnut Wood); and Policy EV-3 : LGS-6 (land east of Henry Smith Playing Fields). Development will not be supported within local green spaces except in very special circumstances. See Annex B – Green Infrastructure. NPPF Paragraph 8b, 8c, 91b, 91c, 92b, 96, 98, 125, 127e, 127f, 128 references
CBC Local EE13, HQ10 Plan Policy
Vision F
There are endorsed policies that have a positive effect on the environment and provide a high quality natural environment that protects wildlife.
As appropriate to their scale and location new residential developments should incorporate measures for their connection to existing green infrastructure, public Policy CI-3 : footpaths and bridleways. Proposals which provide future connections to the proposed Potton Green Wheel will be particularly supported.
56 POTTON NEIGHBOURHOOD PLAN As appropriate to their scale and location development proposals for new development will be supported where they take account of the Potton Green Infrastructure Plan. Policy EV-1 : Development which would deliver a net-positive biodiversity gain or deliver elements of the Green Infrastructure Action Plan will be particular supported. See Annex B – Green Infrastructure. As appropriate to their scale and location development proposals for new development should incorporate measures to provide mitigation, adaptation and resilience to the impacts of climate change by minimising the vulnerability of the development and Policy EV-2 : its surroundings. Developments which incorporate energy efficient solutions beyond building regulation standards will be particularly supported. See Annex F – Green Infrastructure Design Guide. The following parcels of land are designated as Local Green Space: LGS-1 (Henry Smith Playing Fields); LGS-2 (Pegnut Wood); and Policy EV-3 : LGS-6 (land east of Henry Smith Playing Fields). Development will not be supported within local green spaces except in very special circumstances. See Annex B – Green Infrastructure. Development proposals which would assist in the development of a Potton Green Policy EV-4 : Wheel will be supported. See supporting documents. As appropriate to their scale and location development proposals for new residential and commercial development should protect and where practicable enhance existing landscape, habitat features and wildlife species as appropriate to their significance. Policy EV-5 : Development which would deliver a net-positive biodiversity gain will be particular supported. See Potton Ecological Potential Report and Potton NP-Annex-F Green Infrastructure Design Guide. As appropriate to their scale and location development proposals for new residential and commercial development should incorporate a long-term green space wildlife Policy EV-6 : management plan for existing landscape, habitat features and wildlife species as appropriate to their significance. See Potton Ecological Potential Report and Potton NP- Annex-F Green Infrastructure Design Guide. NPPF Paragraph 8b, 8c, 91b, 91c, 92b, 96, 98, 125, 127e, 127f, 128 references CBC Local EE13, HQ10 Plan Policy
Vision G
A network of footpaths and cycle-ways linking major areas of the Town is provided to encourage pedestrians and cyclists with associated environmental and parking benefits.
As appropriate to their scale and location new residential developments should incorporate measures for their connection to existing green infrastructure, public Policy CI-3 : footpaths and bridleways. Proposals which provide future connections to the proposed Potton Green Wheel will be particularly supported. New developments, where appropriate and practical, shall provide safe pedestrian and Policy T-1 : cycle access, to link up with existing footpaths and cycle ways, ensuring that residents can walk and cycle safely throughout the parish.
POTTON NEIGHBOURHOOD PLAN 57 Measures will be supported that promote the improvement of:
• Transport links within the parish. Policy T-2 : • Access to the wider public transport network. • Alternative modes of transport. Policy T-3 : Proposals that improve appropriate public car parking in the Town Centre will be supported. As appropriate to their scale and location development proposals for new development will be supported where they take account of the Potton Green Infrastructure Plan. Policy EV-1 : Development which would deliver a net-positive biodiversity gain or deliver elements of the Green Infrastructure Action Plan will be particular supported. See Annex B – Green Infrastructure. As appropriate to their scale and location development proposals for new development should incorporate measures to provide mitigation, adaptation and resilience to the impacts of climate change by minimising the vulnerability of the development and Policy EV-2 : its surroundings. Developments which incorporate energy efficient solutions beyond building regulation standards will be particularly supported. See Annex F – Green Infrastructure Design Guide. The following parcels of land are designated as Local Green Space: LGS-1 (Henry Smith Playing Fields); LGS-2 (Pegnut Wood); and Policy EV-3 : LGS-6 (land east of Henry Smith Playing Fields). Development will not be supported within local green spaces except in very special circumstances. See Annex B – Green Infrastructure. NPPF Paragraph 8b, 8c, 91b, 91c, 92b, 96, 98, 125, 127e, 127f, 128 references
CBC Local EE13, HQ10 Plan Policy
Vision H
Parking congestion in the Market Square is eased and provision made for the use of alternative transportation methods.
New developments, where appropriate and practical, shall provide safe pedestrian and Policy T-1 : cycle access, to link up with existing footpaths and cycle ways, ensuring that residents can walk and cycle safely throughout the parish. Policy T-3 : Proposals that improve appropriate public car parking in the Town Centre will be supported. As appropriate to their scale and location development proposals for new development should incorporate measures to provide mitigation, adaptation and resilience to the impacts of climate change by minimising the vulnerability of the development and Policy EV-2 : its surroundings. Developments which incorporate energy efficient solutions beyond building regulation standards will be particularly supported. See Annex F – Green Infrastructure Design Guide. The following parcels of land are designated as Local Green Space: LGS-1 (Henry Smith Playing Fields); LGS-2 (Pegnut Wood); and Policy EV-3 : LGS-6 (land east of Henry Smith Playing Fields). Development will not be supported within local green spaces except in very special circumstances. See Annex B – Green Infrastructure.
58 POTTON NEIGHBOURHOOD PLAN Potton Neighbourhood Plan - Annex H Implementation and Monitoring
The Neighbourhood Plan will be delivered and • If progress is being made to achieve the vision implemented over the lifetime of the Plan by and the objectives of the Plan. identified stakeholders and partners. Flexibility will • If progress is being made towards the be needed as new challenges and opportunities implementation of the policies in the Plan. arise over the plan period. • If the policies in the Plan remain current and relevant. The Plan will be used by the • If financial contributions available to the Potton Town Council to: community arising from development is being targeted towards the identified plans and projects • Guide comments on planning applications. effectively and appropriately. • Negotiate with landowners and developers to • If the Plan remains based on the most up to date achieve the best possible outcomes from new information. development. • If the Plan and its attendant policies are being • Direct financial resources to the town / parish taken into account by Central Bedfordshire in a structured way. Council when determining planning applications. • Bring together groups or working parties to Potton Town Council will then conclude whether improve the town / parish environment. a review of the Plan is required. If so, it will secure opinions of residents and stakeholders to update • Lobby Central Bedfordshire Council to support the Plan. the parishioners’ wishes and aspirations. It is important to check that progress is made towards The adoption of the emerging Central Bedfordshire meeting the objectives and policies of the Plan. Local Plan will alter the strategic planning To this end specific action plans and a policy use context for the town. The need or otherwise tracker will be created to enable progress tracking for the neighbourhood plan to be reviewed will and reporting by Potton Town Council. Using the be assessed at the first annual report on its collected data Potton Town Council will report on the effectiveness after the adoption of the Local Plan. implementation of the Plan annually and consider:
The Millennium Path - Henry Smith Playing Fields
POTTON NEIGHBOURHOOD PLAN 59 What next?
This plan will go to a referendum seeking adoption by residents of Potton and Central Bedfordshire Council. It will then become a mandatory document which must be used to guide all planning decisions in Potton.
Help us to make the Vision a reality
We will be looking for volunteers to join us in implementing the policies and Objectives outlined in the Neighbourhood Plan. Are you interested in:
• The Community Infrastructure • Housing • Local Employment and Industries • Transport • The Environment
If so, you can join our team in working to enforce the policies in the Neighbourhood Plan.
Let’s make the Vision of your Neighbourhood Plan a reality
Contact us either via our website: www.pottonneighbourhoodplan.co.uk Or via Potton Town Council:
The Community Centre, Brook End, Potton, Bedfordshire SG19 2QS 01767 260086 [email protected] www.pottontowncouncil.co.uk @pottoncouncil
60 POTTON NEIGHBOURHOOD PLAN