Land at Church Field, Shillington

Regulation 19 Representations

on behalf of Mr and Mrs Rogers

OCL Ref: P602n

CBC Client Ref: 1148

CBC Site Ref: NLP525

22 February 2018

Version 1

Representation no: 1148/NLP525

Contents

1.0 Introduction

Part 1 – Site-Specific Considerations 2.0 Site Details – NLP525

Part 2 – Representations to the Plan and Technical Documents 3.0 Representation to the Regulation 19 Draft Local Plan (January 2018) 4.0 Representation to the SHLAA (January 2018) 5.0 Representation to the Settlement Envelope Review (January 2018)

Appendices

A Site Details

B Site Allocations Review (Prepared by Optimis Consulting)

1.0 Introduction

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Representation no: 1148/NLP525

1.1 Optimis Consulting (1148) presents this representation on behalf of the landowner, Mr and Mrs Rogers.

1.2 This Representation is provided in two parts. Part 1 is a presentation of the qualities of our site in Shillington and Part 2 details the specific Representations to Regulation 19 Local Plan and supporting technical documents.

1.3 This representation relates to CBC site reference:

Site NLP525 – Land at Church Field, Shillington

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Representation no: 1148/NLP525

Part 1 – Site Specific Considerations

2.0 Site Details – NLP525

2.1 The site is located on the south-western side of Shillington a large village in Central , comprising a number of ‘Ends’. The site is located to the north east of Hanscombe End Road within Apsley End and consists of arable fields and a network of green pathways. The site is bordered by residential development in part to the north, north east and south west.

2.2 The site extends to approximately 10.7 hectares (26.4 acres). The location of the site is identified on the map below.

Figure 1: Aerial image showing the site (Source: Bing.com/maps)

2.3 The site abuts the settlement envelope for Apsley End, which is part of the village of Shillington but is the most southerly ‘End’. It has a range of facilities, but moreover this site lies in between Apsley End and the main part of the village of Shillington to the north east. It is therefore well located to the heart of the village where there are a range of facilities.

2.4 A wide footpath network provides a number of pedestrian routes to the centre of the village across farm land that adjoins the historic centre of the village, around the Church. These footpaths follow hedgerow boundaries and the site benefits from being contained on all four sides by landscaped boundaries.

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Representation no: 1148/NLP525

Flood Risk

2.5 The site does lie next to a watercourse on the north-eastern boundary and a small part of the site is in Flood Zone 2, (see overleaf) but the majority is in Flood Zone 1.

Environment Agency Flood Map

2.6 Adjacent to the site on the south lies a site recently granted consent (CB/15/03329/OUT) for up to 15 dwellings (see below for relationship with site), demonstrates the capacity of the area to accommodate sustainable development.

CB/15/03329/OUT Planning permission

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Representation no: 1148/NLP525

Landscape considerations

2.7 The site lies within the “Barton-le-Clay Clay Vale” (Area 5B) Landscape Character Area (coloured Brown below):

2.8 The Barton-le-Clay Clay Vale is a flat, open agricultural landscape affording distant views. It is dominated by intensive arable cropping; very little dairying, the traditional vale land use, remains. A number of key features create local variations in character.

2.9 The guidelines that relate to development in the Barton-le-Clay Clay Vale for the whole of the Character Area are as follows:

5B.1.26 Conserve the rural character and tranquillity associated with the eastern part of the vale, which is less affected by the influences of transport corridors and housing development.

5B.1.27 Enhance the ecological value and visual presence of and access to the River Flit, Campton Brook and other tributary streams crossing the vale. These areas are a priority for establishing areas of pasture.

5B.1.28 Conserve the open views to the Mid Greensand Ridge (6b), The Clappers Chalk Escarpment (9c) and Toddington-, Harlington- and - Clay Hills (8a, 8c and 8d) and the areas of undeveloped land at the base of the adjacent slopes to retain the visual contrast between these landscapes.

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Representation no: 1148/NLP525

5B.1.29 Retain individual settlement identity and consider appropriate limits to expansion of Barton and Chalton at the base of the scarp and seek to enhance integration of these settlements within the vale setting.

5B.1.30 Ensure that conversion of farm buildings for business use does not result in large number of industrial estates located within the rural area.

5B.1.31 Avoid cluttering on the skyline by additional large vertical structures in areas of high pylon density as at Chalton.

5B.1.32 Avoid creation of bunding or land raising in an attempt to conceal development. Such features are inappropriate in the context of this flat, open landscape.

5B.1.33 Safeguard and enhance areas of old enclosure around surviving or shrunken/deserted historic settlements.

5B.1.34 Conserve historic landscape features such as medieval earthworks and moated sites and their intact landscape setting.

5B.1.35 Conserve the landscape and setting of Wrest Park house and gardens.

Proposals for the site

2.10 To aid access onto the site the landowners also own the field (edged in blue) on the opposite side of Hanscombe End Road (see below), and as such this land could be utilised in order to facilitate access onto the site

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Representation no: 1148/NLP525

2.11 The landowner proposes that the site is allocated for residential development, together with public open space and biodiversity enhancement. Based on 70% of the site being developed and a density of 30 dph this would generate around 225 dwellings. The scheme below provides an indication of how the site might be delivered taking access off Hanscombe End Road.

Illustrative Layout Plan

2.12 We Propose that the site should be allocated for development as follows:

HASxx – Land at Church Field, Shillington

2.13 Land to the east of Hanscombe End Road, Shillington as identified on the Proposals Map below, is allocated for a residential development consisting of up to 225 dwellings, including affordable housing, sustainable urban drainage features and landscape buffer along the sites eastern boundary.

2.14 The Principles of Development are:

1) The development will form a well-designed sustainable extension to Shillington and integrate with neighbouring ‘Ends’. The site will include an area of openspace along the sites eastern boundary, which will include a substantial landscape buffer to create a permanent edge to the development. The proposals will include:

a) Residential development up to 225 dwellings, incorporating up to 10% towards bungalow provision to meet the identified needs of Older People.

b) Affordable Housing, up to 30% of all dwellings will be provided to meet local needs.

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Representation no: 1148/NLP525

2) The development will maximise the opportunity to deliver enhanced landscape features as part of the Landscape Strategy for the Barton-le-Clay Clay Vale, including:

a) The provision of a landscaped buffer along the eastern edge of the site to create a permanent landscaped edge to the development.

b) Enhancement of the biodiversity of the site through the introduction of improved tree and hed