Campton and Chicksands Neighbourhood Plan (Final Version)
Campton and Chicksands Neighbourhood Plan Campton and Chicksands Parish Council 2020-2035
Version 9.994 August 2021
www.camptonandchicksands-pc.gov.uk/neighbourhood-plan
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Campton and Chicksands Neighbourhood Plan (Final Version)
Campton and Chicksands Parish Council recognise that the creation of a Neighbourhood Plan offers local residents a real opportunity to have an effective say in the future development of the two settlements situated within the parish. The extensive consultation and surveys that underpin the setting of policies within this Neighbourhood Plan gave a voice to the people of Campton and Chicksands allowing them to shape the future land usage of the area; in provision of housing, conservation of green space or protection of our heritage assets and local services.
Current national pressures to build more homes are clearly supported by the recommendations and policies in the forthcoming Central Bedfordshire Council Local Plan (2015-2035). The level of change locally associated with this Local Plan is likely to be significant. Now is the time to ensure the concerns and aspirations of local residents are fully considered and applied at the planning stage of any new local development. This is vital to ensure any such changes can be achieved without harming the rural character and social structure of our community.
The Campton and Chicksands Neighbourhood Plan is our response to this challenge. The Steering Group has been ably supported by six workgroups providing a wealth of knowledge and skillsets. Expert help has been provided by Tom Price, and in the initial stages Siobhan Vincent, from Central Bedfordshire Council and Jon Balaam from the Greensand Trust. Local people have all risen to the challenge with enthusiasm; the paper and online survey was particularly well received with responses from over 200 residents in Campton and the Chicksands Private Estate. There has also been a good attendance at the various consultation events and every effort has been made to consult with the residents and personnel on the military base of UK Strategic Command Chicksands. This Neighbourhood Plan is the result of an enormous amount of work by these residents and the Parish Council thank all those involved.
This plan demonstrates a real willingness to accept some small scale development and new residents will always be welcomed by the community. However, the size and nature of any new development needs to be commensurate with the character, landscape, setting and services of the locality; not only to protect those that already live in this beautiful and historic area, but also so we may share this place unspoilt with others in the future.
My special thanks go to Jackie Willis and Dave Baker, without whom the Neighbourhood Plan would not exist.
The Parish Council commend this Neighbourhood Plan to all residents of Campton and Chicksands.
Charles Ash
Charles Ash
Chairman of Campton and Chicksands Parish Council
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Campton and Chicksands Neighbourhood Plan (Final Version)
The Campton and Chicksands Neighbourhood Plan (NP) was commissioned by Campton and Chicksands Parish Council.
The NP Steering Group comprised both Parish Councillors and local residents. The Group was led by Dr Jacqueline Willis and Cllr David Baker. Steering Group members included Cllr Paul Booton, Susan Lamb, John Ayres, Alec Hardie, James Turner, Sue Hardie, John Westgarth, Elizabeth Bishop, Margaret Marsh, Deborah Maggs and Angela Baker. The Group also thank Tammy Medley (Clerk to the Parish Council) for administrative and procedural assistance.
Contributors to the all-important workgroups and the consultation events include the following residents: The Steering Group thank each and every one for their interest and dedication to the creation of this Neighbourhood Plan.
Lesley Turner, Joy Curtis, Anna Maudlin, Sally Strong, Linda Bryant, Marcus Crawley, Mike Turner, Helen Battersby, Siobhan Ife, Maryika Wilding, Elizabeth Sullivan Ash, Caroline Greet, Stuart Winyard, Tim Bishop, Jane Fradd, Sue Barnard, Margaret Banfield, John Banfield, Pat Griffin, and Jeanette Connelly.
Particular thanks go to Cllr Paul Booton, and the Housing Workgroup, for their efforts developing the Campton and Chicksands Design Statement, Housing Study and Housing Needs Survey. These important supporting documents underpin the Plan’s development policies.
Also thanked are Tom Price and Siobhan Vincent of Central Bedfordshire Council (CBC) for their advice and guidance during the creation of this Neighbourhood Plan, Jon Balaam and Sue Raven (Greensand Trust) for their work on developing the Green Infrastructure Plan, Christopher Dorow (CBC Rights of Way Officer) for advice and guidance to the Environment Work Group and Karen Mangold and David Baker for cover artwork.
Also thanked are Campton Academy (Lower School) for their staff support for running the Children’s questionnaire and the photography competition; and Community Engagement Officers at UK Strategic Command (UKStratCom) Chicksands for their assistance promoting consultation events on the military base.
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Page
1. Introduction 6
What is a Neighbourhood Plan?
How the Neighbourhood Plan fits into the Planning System
Why is Campton and Chicksands Preparing a Neighbourhood Plan?
Public Consultations
Structure of the Plan
2. The Neighbourhood Area 11
Characteristics
Key Points and Land Use Issues
Landscape Character Assessment
3. Key Issues 17
4. Vision and Objectives 18
Vision for Campton and Chicksands Parish
Plan Objectives
5. Planning Policies 21
Housing 23
Environment and Green Infrastructure 30
Local Heritage and Historic Environment 45
Community Infrastructure 56
Transport and Movement 64
Business and Employment 69
6. Implementation, Monitoring and Review 73
7. Appendices 74
Appendix 1 Neighbourhood Plan – Non-policy actions
Appendix 2 Environment and Green Infrastructure – Photograph Gallery
Appendix 3 Environment and Green Infrastructure – School Questionnaire Results
Appendix 4 Environment and Green Infrastructure – School Questionnaire Sample
Appendix 5 Local Heritage – Historic Environment Map
Appendix 6 Local Heritage – Important Buildings and Features of the Parish and Landscape
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8. Supporting Documents 98
A list of the supporting documents submitted with this Neighbourhood Plan
9. Glossary 98
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Campton and Chicksands Neighbourhood Plan (Final Version)
What is a Neighbourhood Plan?
1.1 The Campton and Chicksands Neighbourhood Plan (the Plan) is a planning document that will inform planning decisions made by the local planning authority, Central Bedfordshire Council (CBC). Neighbourhood Planning was introduced by the Government in its Localism Act (2011) which came into force in April 2012. The Act aims to give local people more say about what development they want to see in their parish, where this should be located and what this should look like. It also gives people the opportunity to consider what facilities are required in their area and to consider local heritage assets and green space that should be protected and enhanced. 1.2 The Plan provides a vision of the future for the parish and sets out clear planning policies to realise this vision. These policies accord with the National Planning Policy Framework (NPPF), as required by the Localism Act, and the policies of the existing CBC Development Plan and emerging Local Plan. 1.3 The plan has been developed through extensive consultation with the residents of Campton and Chicksands and other people who have an interest in the parish. 1.4 A Consultation Statement provides an overview of the consultation, demonstrating that it fully accords with the terms of the Localism Act. This consultation has included meeting the requirements of Regulation 14 of the Neighbourhood Planning (General) Regulations 2012.
How the Neighbourhood Plan fits into the Planning System
1.5 Although the Government’s intention is for local people to decide how their locality should develop, the Localism Act sets out some important laws. One of these is that all Neighbourhood Plans must comply with the NPPF and local policy. During the timeframe of development of the Plan this is the Central Bedfordshire Core Strategy and Development Management Policies (CSDMP), adopted 2009. The Neighbourhood Plan Steering Group has also taken note of the policies in CBC’s emerging Local Plan which is scheduled for adoption in 2020. 1.6 Each policy statement conforms and does not conflict with the strategic elements of these documents and is referenced to the legal framework statements to which they relate. 1.7 Neighbourhood Plans must be in line with European Regulations on strategic environmental and habitat regulations and a Strategic Environmental Assessment (SEA) and Habitat Regulations Assessment (HRA) may need to be undertaken. The NP Steering Group requested a SEA screening of this draft plan by CBC. This screening determined that a full “SEA of the plan is not required as it is unlikely to have significant environmental effects”. With regards to an HRA this screening concluded that the draft plan “is unlikely to have significant impact on European sites and therefore the CCNP does not require a full HRA to be undertaken”. A copy of the SEA screening determination letter can be found in the Basic Conditions Statement and the full screening report in the appendices of the Consultation Statement; both documents published in support of this plan. 1.8 The Plan has given local people the power to influence the location and design of new housing and how the Parish should change. When planning applications are made each planning application has to be judged on its own merits, but the Neighbourhood Plan and its policies gives us a framework with which to influence any potential development and have a say. Without a Neighbourhood Plan, the Parish Council would have less influence over the
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planning process. If the Plan is endorsed by the majority of parishioners taking part in a referendum then it will be in force from adoption until 2035. However, during this time the Neighbourhood Plan will have to be reviewed and updated to ensure it is still in conformity with the direction of local and national policy and strategy. The first review will take place within 3-5 years from adoption and the Parish Council will be responsible for monitoring its effectiveness moving forward. This will help identify any areas of the plan that are working well, and those that may need to be revised.
Why is Campton and Chicksands Parish preparing a Neighbourhood Plan?
1.9 In June 2017, Campton and Chicksands Parish Council (CCPC) applied to CBC to designate Campton and Chicksands Parish as a neighbourhood planning area. The boundary of the Neighbourhood Plan area is contiguous with the parish boundary, as shown in Figure 1. Approval for the designation of the Neighbourhood Planning area was granted in September 2017 giving the CCPC the authority to deliver a Neighbourhood Plan. During the autumn of 2017, CCPC held a series of public meetings to launch the neighbourhood planning process and appeal for volunteers to assist in developing the plan. 1.10 In March 2018, a Steering Group (SG) consisting of local community volunteers and parish councillors was formed to deliver the Plan. Community volunteers were in the majority to demonstrate that the Neighbourhood Plan is intended to be community led. Throughout this document the SG may also be referred to as “we”. The SG compiled a project plan to cover the research, public consultation, community engagement and policy writing activities that were undertaken. Terms of reference for the SG were drawn up and a monthly report to the CCPC given at each monthly Parish Council meeting. 1.11 The purpose of preparing a Neighbourhood Plan is to guide development within the parish and to provide guidance to any interested parties who may wish to submit a planning application for development within Campton or Chicksands. The themes of the Plan represent the key topics that are of importance to the community and correspond to the themes chosen by CBC in their emerging 2015-2035 Local Plan.
Public consultations
1.12 Throughout the Neighbourhood Planning process, public consultation has been key to informing the creation of the Plan to ensure that the voice of the community is represented in all aspects of its vision, objectives and policies. Details of the extensive public consultation undertaken are detailed in our Consultation Statement. 1.13 The launch was conducted at an initial series of workshops in November 2017 which identified issues important to local people. These issues were also assessed in a parish wide questionnaire. In August 2018 the draft vision and objectives were presented at consultation events and a detailed survey was delivered to households in the parish as well as being made available online. 1.14 Working Groups (WGs) in Housing, Environment and Green Infrastructure, Local Heritage, Community Infrastructure, Transport and Movement, and Business and Employment were set up to conduct research, analyse the results of surveys and outcomes from consultation events in order to recommend policies to the SG. 1.15 The WGs also identified Non-Policy Actions seen to be important to show that all views expressed by parishioners had been considered, and for the CCPC to take forward. Non-Policy Actions are based around the key aspirations of the parishioners and whilst not directly associated with local policy on land use are clearly based on community issues identified during consultation. These actions once addressed are seen as providing a range of benefits to
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the community, be it in the provision of new or improved services, highway safety, protection of valued assets or supporting social activities and well-being. 1.16 The August 2018 consultation events also considered the development site submitted for assessment during the CBC Call for Sites that was then proposed for allocation in the emerging Local Plan potentially to deliver up to 66 homes by 2035. Due to the unusual and unique characteristics of the parish, detailed in Section 2, no additional sites were identified by this plan as being suitable for development. 1.17 The Greensand Trust also attended consultations to gather views on local green spaces for designation in the Plan and these opinions, together with views captured in the survey, informed the Green Infrastructure Plan which they were commissioned to produce.
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Structure of the Plan
1.18 The Plan is divided into the five following main sections:
Section 1: Introduction
Section 2: A Profile of the Parish, which provides an overview of the characteristics of the parish.
Section 3: Key Issues; that summarises local challenges as described in consultation feedback.
Section 4: A Vision for Campton and Chicksands which sets out
▪ A brief description of Campton and Chicksands today ▪ The issues that have influenced the vision ▪ The Vision and Core Objectives
Section 5: Neighbourhood Plan Policies, which sets out policies to support each theme of the consultation (Housing, Environment and Green Infrastructure, Local Heritage, Community Infrastructure, Transport and Movement, and Business and Employment) together with a justification as to why the policy was made.
Examples of typical parishioner comments from our consultations are provided throughout the text in speech bubbles. Appendices referred to in the text are located at the end of the document. Supporting documents referred to in the text are submitted separately.
1.19 It should be noted that it has not been possible to include every single issue and aspiration put forward in the consultation process, but each has been duly noted and considered when drawing up the policies and in drawing up the community-led Non-Policy Actions presented in the appendices (Appendix 1). 1.20 All policies have been checked for compliance with the NPPF (2018) and the existing CBC Core Strategy (current Local Plan) and emerging CBC Local Plan (2015-2035). Compliance references can be found under each policy statement. 1.21 The Examination of the emerging CBC Local Plan (2015- 2035) by the Planning Inspectorate is taking place alongside the drafting of this document. The contents of the CBC (2015-2035) Local Plan have been taken into account in defining the policies within this document although it is recognised that the emerging CBC Local Plan (2015-2035) carries little weight until it passes its Examination. 1.22 All policies within this Plan are interlinked and should be considered in relation to each other. 1.23 This entire document forms the Neighbourhood Development Plan for Campton and Chicksands. Under the Localism Act, Section 5 forms the Plan’s policies.
Monitoring and Review
1.24 Continual review of the Plan is fundamental to ensuring that it is being implemented correctly and remains relevant during its intended lifetime (up to 2035). This Plan will be monitored and subject to review within 3-5 years to ensure that the outcomes match the objectives and to make amendments if these are not being met. The responsibility falls to the Parish Council to maintain the Plan as a living document and revise where necessary.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Figure 1 - The Designated Neighbourhood Area as approved by CBC, September 2017.
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2.1 The civil parish of Campton and Chicksands is set within Central Bedfordshire astride the southern boundary of the nationally recognised landscape of the Greensand Ridge. The parish comprises two very distinct and historic settlements with both Campton and Chicksands listed individually in the Doomsday Survey of 1086. The two settlements today are separated by farmland, plantation woodlands and the busy A507. The current parish boundary was established in 1985 bringing Campton and Chicksands into a single parish and covers some 3.7 square miles.
2.2 At the 2011 Census the parish of Campton and Chicksands had a total population of 1,700 and recorded 580 dwellings and registered a total of 520 households. It should be noted that approximately 40% of dwellings are Ministry of Defence homes for military personnel and their families. This is reflected in the housing tenure with well above the Central Bedfordshire and national average of homes in the parish being privately rented. Other information from this census can also be misleading; for instance, it shows the percentage of people aged 65-84 as well below the national average with data being skewed by inclusion by military personnel. The next government census will be run in 2021. The electoral roll (February 2021) indicates the following numbers of adults registered to vote. Campton (367), Chicksands Private (239), UKStratCom Chicksands (469) and approx. 40 elsewhere in the parish. (Total 1115) The next full HM Government Census will be held in 2021.
2.3 Campton is a small village set on the southern boundary of the parish about 9 miles southeast of Bedford and stands close to the River Hit (Campton Brook), a small tributary of the River Ivel. A crossroads some 300 yards from the river marks the historic centre of the village around which are set All Saints Church (dating from the 13th century), Campton Manor (16th century), the Old Rectory and the White Hart Public House (both 18th century). The built form of the settlement envelope demonstrates mainly linear housing development along the roads radiating from the crossroad and is set against a rural backdrop of grazed pasture and arable farmland. The settlement envelope consists of approximately 200 residential dwellings with a Lower School dating back to 1875 and a Village Hall thought to be 18th or early 19th century in date both close to the village centre. There are a total of 9 listed buildings within the village with a further 45 buildings, including many former farm labourers’ cottages, considered of value to maintaining the rural character of village. Some 20 or so further dwellings, some listed, are situated outside of the settlement envelope and comprise mainly farmhouses and lodges associated with local estates. The origins of a settlement at Campton can be traced back to the 6th century, at that time known as Chambleton, the name changing several times over the years. Of more recent historical note the poet Robert Bloomfield (1766-1823), renowned for his poem ‘The Farmer’s Boy’ is buried in All Saints’ churchyard. His name is today perpetuated by the Robert Bloomfield Academy located in the neighbouring town of Shefford (referred to as Shefford-cum-Campton until the mid-19th century).
2.4 Chicksands is situated to the north of Campton village and set within the former grounds of the grade I listed Chicksands Priory. Set close to the River Flit and formally a manor house the Priory was founded circa 1150 when it was given to the Gilbertine Order for the building of a religious house. The order was based there until 1538 when the Priory was claimed by the Crown following the dissolution of the monasteries by Henry VIII. In 1598 ownership passed to the Osborne family until 1936 when it was purchased for the Air Ministry. During World War II the Royal Air Force (RAF) established a Y station at Chicksands where German coded signals were intercepted before being passed to Bletchley Park for decryption. From 1950-95 it was used by United States Air Force Security as a listening station utilising the first huge FLR-
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9 direction finding antenna, referred to locally as the ‘Elephant Cage’. The profile of the vast majority of residential housing at Chicksands is very different to that in Campton having been built in the 1950’s and early 1960’s as married quarters for US Air Force (USAF) personnel based at Chicksands. Approximately 250 residential dwellings remain within the military base as of April 1st 2020 UK Strategic Command (UKStratCom) Chicksands, but formerly Joint Forces Command (UKStratCom) Chicksands, with recent information indicating 202 occupied households. A small number of residential flats are located within the Priory buildings. Some 116 ex-military houses now form a private housing estate owned by Annington Housing Association and managed by Preim Ltd. The housing estate retains the green open and spacious design features of the build period and is referred to by its residents as the Chicksands Private Estate (CPE) with all dwellings being privately occupied. Today a metal security fence separates Chicksands Private from the UK Strategic Command base (until recently the Defence Intelligence and Security Centre) which is currently owned by the Ministry of Defence. The Chicksands Private Estate is also often referred to as Chicksands Residential.
2.5 Historically industry and employment in the parish has been predominantly associated with farming and the production of livestock, cereal and vegetables. As Campton and Chicksands are rural communities farming and agriculture continue to contribute to the local economy with the current focus on arable cereal crops. However, sustainable livestock farming continues on the glebe lands around which Campton village is set with produce sold both locally and to market.
2.6 Today local businesses include small to medium enterprises within Campton village mainly in small back land units along Priory Road. Sandy Warren, located near to the main entrance of the UKStratCom at Chicksands, also hosts a range of business enterprises mainly associated with the food processing industry. In the Highlands area of Campton there is a national company, John Hanlon & Company Ltd, which specialises in the supply, maintenance and repair of heavy plant vehicles. The only route that directly links the A507 to the Hanlon site is via Gravenhurst Road and Greenway in Campton resulting in Large Goods Vehicles regularly passing through the village.
2.7 UKStratCom Chicksands and CBC are the largest employers in the parish. CBC has its offices at the purpose built Priory House situated on the former RAF Chicksands sports field adjacent to the A507.
2.8 Looking to the future and land use there is little scope for development of either housing or community infrastructure at Chicksands with much of the land in active use by the Ministry of Defence and/or associated with the Registered Parks and Gardens of Grade I listed Chicksands Priory. There is some support for the provision of new community facilities, e.g. play areas, at CPE. However, this housing estate has security fenced boundaries, a legacy of ownership by the military, and is privately owned and managed. Any such project to provide additional facilities requires consultation and agreement with these parties.
2.9 The emerging CBC Local Plan identifies a housing development site (HAS08) in Campton to the south east of Greenway for up to 66 dwellings. This proposed development, in particular the scale, is not supported by the outcomes of consultation for this Neighbourhood Plan (NP) with 40.9% of parish respondents (87/213) wanting no expansion. There was, however, a demonstrable level of support for a limited expansion, 10-20 homes, within the village in line with the present built housing pattern. There are no land use proposals regarding building
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development at Campton or Chicksands in relation to new community infrastructure or facilities.
2.10 Four of the formal recommendations regarding identification and designation of parish Local Green Space (LGS) outlined in the Green Infrastructure (GI) Plan commissioned of the Greensand Trust and first delivered 2019 will be implemented through adoption of this NP.
2.11 A Landscape Character Assessment (LCA) was also referenced by the Greensand Trust as part of the GI Plan. This document demonstrates that the parish of Campton and Chicksands is set in a rich and varied landscape.
Figure 2 – Landscape Character Assessment Map (Source Map 2b GST GI Plan)
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2.12 This rich and varied landscape is reflected by the fact that it contains four different Landscape Character Areas as illustrated in Landscape Character Assessment Map - Figure 2 and identified in the Central Bedfordshire Landscape Character Assessment (2015):
• LCA 5B: Barton-le-Clay Vale • LCA 6B: Mid Greensand Ridge • LCA 7A: Flit Greensand Valley • LCA 8D: Upper Gravenhurst-Meppershall Clay Hills
2.13 The Flit Greensand Valley (LCA 7A) is a distinctive river valley landscape of medium scale, where the River Flit (much modified by human activity) cuts a relatively straight course through the greensand to the south-west. Figure 3 Map 2 GST illustrates this well, highlighted by its indicative floodplain. It is a mostly open landscape in general, although within this parish it also includes areas of ancient woodland as well as areas of farmland, pasture and water meadows. The military intelligence and security centre at UKStratCom Chicksands also sits within this LCA (and LCA 6B) but is largely hidden from view, however Chicksands Priory parkland is still an important component of the landscape. The busy A507 runs parallel to the River Flit and has a significantly negative visual and audible impact on the landscape.
2.14 The Mid Greensand Ridge (LCA 6B) provides a wooded backdrop to the Flit Valley and forms the northern part of the parish. A large-scale elevated sandstone ridge, it contrasts with its flatter surrounds even though the area within the parish is formed of the south-facing ‘dipslope’ rather than the northern-facing scarp edge. However, it still offers extensive views across the flatter surrounds to the south. It also contains much of the largest ancient semi- natural woodland in the area, Chicksands Wood.
2.15 Campton village itself sits in the flatter landscape of the Barton-le-Clay Clay Vale (LCA5B), defined by its underlying Gault Clay geology. It is a largely open, arable landscape but remaining hedgerows are indicative of historic field patterns. The Campton Brook (River Hit) runs through this area and forms the south-eastern boundary of the parish before it carries on to Shefford where it meets the River Flit. Within the village, the historic pasture known as the ‘Glebe Fields’ forms the historic core of the village, with important historic buildings and features around its perimeter and several veteran trees within it.
2.16 It is the valley of the River Hit (Campton Brook) that cuts through the Upper Gravenhurst- Meppershall Clay Hills (LCA 8D), dividing these undulating hills into two discrete areas of the LCA. The western part of LCA 8D is restricted to the western edge of the parish and is dominated by the golf course at Beadlow Manor. Although the eastern part of LCA 8D is outside of the parish, it does provide a wooded backdrop to the village of Campton, albeit a less significant and more distant one than the Greensand Ridge.
2.17 The range of geology and land use combines to create a largely rural and attractive parish, with both intimate landscapes and expansive views in equal measure. All of the landscape types present are sensitive to change, the transition area between the Flit Valley and Greensand Ridge especially so.
2.18 The Landscape Map - Figure 3 (overpage) also shows the Greensand Ridge Nature Improvement Area (NIA). Although this is primarily a biodiversity related recognition of the area’s value and potential, it is identified at the landscape-scale (Central Bedfordshire Pre- Submission Local Plan Policy EE8) and covers the northern half of the parish.
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2.19 The Central Bedfordshire Council Community Plan for the area (2017) also reinforces the value of ‘natural open space’ as the most important character to protect/improve. It also highlighted the value of the Glebe Fields – “parkland” at the Glebe is specifically referenced as being in need of protection and being important to local character.
Figure 3 – Landscape Map (Source Map 2 GST GI Plan)
2.20 The Landscape Character Assessment recommends an overall landscape management strategy of “Conserve and Enhance” for the Mid Greensand Ridge and a strategy of “Enhance and Renew” for the other LCAs, to help ensure that:
• a wooded backdrop and undeveloped skyline remain.
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• the impact of transport corridors is reduced. • historic features are protected and enhanced. • local distinctiveness and identity are also protected.
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Key Issues for Campton and Chicksands
3.1 Extensive consultation throughout the development of the NP has revealed a number of key issues that face the community as a whole. Firstly, in both Campton and Chicksands residential areas, the community have not supported proposals in the emerging CBC Local Plan (2015- 2035) for any significant growth or development in the parish, in particular the proposal for 66 homes on Greenway in Campton. A majority of consultation respondents have indicated there should be no growth, or very limited growth that could be achieved through infill. A development of the scale and location proposed by CBC could not be proportionate or linear in nature and would not be in keeping with the built form of current settlement housing in Campton. The main concerns are the impact on the character of the settlement area with loss of its rural setting due to proposed development on agricultural land, potential coalescence with Shefford town and the ability of existing infrastructure to cope with growth that would increase the current number of homes in Campton village by in excess of 30%.
3.2 The following challenges represent the feedback from local people: -
Ensure that the growth in population resulting from new development does not place an unacceptable burden on the existing community infrastructure within the parish and on the facilities in the neighbouring town of Shefford that provides key services which parishioners rely on for health, education and retail.
Ensure that any development identified in the Site Allocation for Greenway, Campton does not result in an isolated community being formed and that the design and layout of any development is in keeping with that part of the village. Also, that development does not result in coalescence with Shefford due to the new Campton Fields housing estate on the opposite side of the A507 to the proposed site.
Recognise that alternatives to the use of the car as the primary means of transport should be sought, promoting cycling and walking as a preferred means of travel around the parish and to local facilities, and in so doing minimise on road parking throughout the area.
Minimise the volume of traffic passing through Campton, in particular Large Goods Vehicles, which cause excessive noise and impact negatively on the structural integrity of properties and the road surface. Means of reducing speeding traffic should be sought due to concerns about pedestrian safety, particularly in Rectory Road where access to the pavement is restricted by parked cars.
Protect the historic and valued green open spaces around the parish, many of which offer habitats to a diverse range of fauna and flora in addition to providing areas for leisure and relaxation.
Conserve the historic assets of the parish and seek protection of the rural and historic environment of Campton village through the creation of a conservation area.
Employment opportunities are limited due to the nature of the organisations and businesses already located within the Parish. There is limited opportunity for any expansion by the building of business units due to the lack of suitable sites. No local sites were identified for business or retail development in the emerging CBC Local Plan (2015-2035).
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4.1 The vision has been developed following extensive consultation with the community.
“Our vision for Campton and Chicksands is to protect the individual and unique characteristics of the two settlements whilst caring for the needs of our residents, and our shared natural environment, services and local heritage in order that future generations can continue to enjoy the tranquillity, rural setting and community spirit of our neighbourhood as we all know it today.”
More focused vision statements are grouped below according to the six distinct themes of the Plan.
Housing
Ensure that Campton and Chicksands retain their individual characteristics. The residents of both Campton and Chicksands highly value the heritage and long history. There is a thriving community spirit, which is highly prized by the residents which we wish to maintain.
Environment and Green Infrastructure
Retain and enhance the neighbourhood separate identity through the promotion and nurture of its green spaces, walks, scenic views, for the benefit of all who may live and work here or who may visit our neighbourhood.
Local Heritage
Promote strong community recognition of the wealth of local heritage within our civic parish, together with the underlying history.
Community Infrastructure
Maintain and enhance facilities that enable residents to participate in rural life; for worship, recreation, education and community activities.
Improve the landscaping of public areas, formal and informal green spaces and provide opportunity for recreation and sport for all ages in the Parish, including play areas for children near to where they live.
Transport and Movement
To maintain the quiet, tranquil character of village life and allow safe and unrestricted movement within a small rural parish and to seek improvements to the transport infrastructure and public transport services.
Business and Employment
Sustain the local economy through supporting existing businesses where possible, the self- employed and those working from home.
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4.2 In order to deliver the vision, the following objectives have been agreed
HOUSING Objective H1 To ensure that any new housing development in Campton preserves the character and heritage of the village but also necessitates that whilst meeting the needs of the village, is designed to complement rather than detract from it and is compatible with its surroundings. Objective H2 To ensure that any housing development in Chicksands is in keeping with the existing Chicksands Private development and follows the same pattern as at present with large areas of open green space for residents to enjoy. Objective H3 To provide a housing mix and tenures that enable people of all ages and means to live in the parish at all stages of their lives.
ENVIRONMENT AND GREEN INFRASTRUCTURE Objective ENV1 To retain and protect the green and open spaces around Campton and Chicksands and to prevent coalescences with Shefford. Objective ENV2 To promote awareness and location of footpaths, bridle paths and open spaces. Objective ENV3 To promote engagement with nature and wildlife. Objective ENV4 To generate a proactive community response to environmental issues. Objective ENV5 To identify and implement ecological enhancements wherever possible. Objective ENV6 All new development proposals to enhance habitat and green spaces. Objective ENV7 Protect and retain the historical environment of the neighbourhood. Objective ENV8 Protect and retain a diversity of habitat for biodiversity.
LOCAL HERITAGE Objective LH1 To encourage that all assets of historical, archaeological, natural or architectural merit are protected from detrimental development or inappropriate modification. With respect to archaeological site and where development cannot be avoided every opportunity to enhance our knowledge of the site should be taken. Objective LH2 To promote care, and respect, for the protection and conservation of Campton and Chicksands’ diverse natural environments, rural landscape, historic farmed pastures, settlements, buildings, parks and gardens, historic sites and monuments so they may be appreciated and enjoyed by generations to come.
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Campton and Chicksands Neighbourhood Plan (Final Version)
COMMUNITY INFRASTRUCTURE Objective CI1 To maintain and enhance the provision of existing facilities and public services. Objective CI2 To ensure appropriate new provision is made for any future development both within the Parish and in the surrounding areas without any detrimental effect on the character or appearance of the location. Objective CI3 To support the provision of outdoor facilities and equipment for children in suitable locations. Objective CI4 To make available allotments and/or community garden for parishioners who wish to use them. Objective CI5 To support routine maintenance of classroom facilities for children attending Campton Academy (Lower School). Objective CI6 To achieve wider use and sustainability of community facilities through registration as Assets of Community Value. Objective CI7 To provide the resources for parishioners who wish to engage in community tasks to improve communal areas and pathways. Objective CI8 To take measures to negate anti-social behaviour in the parish, particularly on the Recreation Ground and the A507 underpass into Shefford, so that users feel safe.
TRANSPORT AND MOVEMENT Objective TM1 Maintain the road network to a safe and reliable standard to allow easy movement of all users around the NP area. Objective TM2 Identify improvements to the transport network system to ensure safety for all types of transport and pedestrians within the boundaries of the NP area.
BUSINESS AND EMPLOYMENT Objective BE1 To support the local economy through sustaining businesses located within the parish, where possible, and supporting the self-employed and those working from home. Objective BE2 To support the provision of Superfast Fibre Broadband to ensure businesses and organisations have access to fast and reliable internet connectivity. Objective BE3 To provide opportunities for local businesses to network with each other for sharing of experience and mentoring. Objective BE4 To promote awareness of businesses within the parish, including small home-based businesses as well as larger enterprises. Objective BE5 To ensure any expansion in business or services does not result in increased traffic through the area, particularly HGVs, or on-road parking of vehicles.
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Campton and Chicksands Neighbourhood Plan (Final Version)
5.0 This NP details a total of 16 policies aimed at shaping the development of Campton and Chicksands until 2035. When drafted, these policies were considered to be in general conformity with the development plan for the area as it existed at the time, but they also sought to build upon and support the policies of the then emerging CBC Local Plan, developing an additional “local” framework to guide and control change to the parish potentially brought about by development and other pressures on the land. No changes in approach are considered necessary in light of the fact that the Local Plan has now been formally adopted. Many policies look to guide development directly to ensure “local” housing needs are met sustainably and without undue impact on our heritage and landscape. Other policies focus on the potential impact of change on our open spaces and leisure facilities, community services, road infrastructure and local employment opportunities with a view to protection of what we have, and also potential improvement opportunities brought about by change. The policies are listed below and reflected in the NP Policies Map - Figure 4 overpage: -
Housing HP1 Design and Diversity HP2 Design and Sustainability HP3 Settlements and Identity HP4 Development within Gardens
Environment and Green Infrastructure ENVP1 Local Green Spaces ENVP2 Rights of Way ENVP3 Facilities for Environmental Education
Local Heritage LHP1 Historic Environment (Archaeology & Landscape) LHP2 Built Heritage
Community Infrastructure CIP1 Protection of Community Facilities CIP2 Provision of New Community Facilities CIP3 Provision of Outdoor Facilities CIP4 Allotments and Community Growing Spaces CIP5 Facilities at Campton Academy (Lower School)
Transport and Movement (See Non-Policy Actions – Appendix 1)
Business and Employment BEP1 Support for Development of Small Businesses BEP2 Provision of Superfast Fibre Optic Broadband in New Developments
The Campton and Chicksands Neighbourhood Plan Steering Group consider that many consultation outcomes, whilst not appropriate for dedicated policy, are very important aspirations for the residents of the parish. For this reason these aspirations have been captured as Non-Policy Actions in Appendix 1 of this document.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Figure 4 – The Campton and Chicksands Neighbourhood Plan Policies Map
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Campton and Chicksands Neighbourhood Plan (Final Version)
Introduction to Housing Policies
5.1 Currently the CBC Development Plan consists of the Core Strategy and Development Management Policies (CSDMP, 2009) and the Site Allocations DPD (2011) which provide high level planning policies and general spatial principles for growth. Once adopted, the emerging CBC Local Plan (CBLP, 2015-2035) will replace the majority of these policies to create a new Development Plan for Central Bedfordshire. This new Local Plan looks to the allocation of housing sites across the whole of Central Bedfordshire at a range of locations and scales, including some smaller sites within villages.
5.2 A Housing Study was undertaken in order to define the current housing provision within the parish (supporting document). A Housing Needs Survey (supporting document) was also conducted in order to predict the scale and type of housing required during the period covered by this NP. A Design Statement was also produced (supporting document) with reference to CSDMP (2009) and the emerging Local Plan (CBLP, 2015- 2035). Evidence from the Housing Study, Housing Needs Survey and views expressed by residents were used to formulate the Housing Policies in this NP.
5.3 Local engagement indicated substantial concern in ensuring the conservation of the rural and historic character of the parish. As Campton and Chicksands Private are very discrete settlements with very different types of housing and layout, ensuring the design of any new development would blend with the existing buildings was identified as being important.
“The village needs to remain a character village” “New housing should reflect housing styles within the village”
5.4 Within the parish there is an ageing population. In the 2011 census the number of residents over 60 years was 152 (8%). Only a small proportion of houses have been sold within the last seven years (39 houses, representing 12% of the housing stock) indicating the proportion of residents over 60 years will likely have increased. In the 2018 NP Survey, 78.8% of respondents (89/113) aged over 55 indicated that they would continue to live in the parish, particularly in Campton. Of the remaining 21.2% (24/113) who would not stay in the parish, 27.6% (8/29) said they would remain if more suitable housing for older people was available. Also, 21.4% of respondents (42/196) stated that their next move within the parish would be to a bungalow. This clearly identifies a housing need as only 3% of the homes in the parish are bungalows.
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Campton and Chicksands Neighbourhood Plan (Final Version)
“Any new housing should allow older people to stay in the village”
“The demography of population over the next 25 years has to address housing for the elderly”
5.5 There is also a lack of affordable accommodation within the parish. Some 77.8% of young people (7/9) who responded to the 2018 Survey wanted to continue to live in the parish. Any new development should therefore include a small number of homes suitable for the young.
Land for Housing
5.6 A Neighbourhood Plan is primarily a development plan and the CCNP acknowledges this, with an expectation of the “made” Plan influencing the tenure, mix and design of future residential development within the parish. It is also a community led Plan and must, where possible, respect and reflect the views of the community. Those views on future development have been solicited at survey in two ways in order to understand the community’s view regarding level of expansion and also the type of expansion.
Firstly, by asking the questions: -
• Do you think Campton should be allowed to expand? If so, by what %? (Campton is currently classified as a small village with approximately 200 homes). • Do you think Chicksands should be allowed to expand outside of its existing settlement area? If so, by what %? (Chicksands Private currently has approximately 116 homes).
Secondly, by asking the question: -
• If development takes place in Campton or Chicksands, what would you prefer it to be? Tick as many options as you feel appropriate.
5.7 The survey outcomes to these questions below are important and provide a strong evidence base for the points discussed in this section. See CCNP Consultation Statement Appendix 12.
With respect to Campton village NP survey data shows that 42.9% of respondents wanted no expansion, 31.6% would accept expansion up to 5% (10 homes), 14.3% up to 10% (20 homes), 8.9% up to 20% (40 homes), 1.2% up to 30% (60 homes) and 0.6% up to 40% (80 homes) demonstrating some support for expansion particularly at levels of 10-20 homes; a level that CCPC consider commensurate with the village, its rural setting and facilities. (total no. settlement respondents = 168)
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Campton and Chicksands Neighbourhood Plan (Final Version)
With respect to Chicksands Private Estate NP survey data shows that 60.5% of respondents wanted no expansion, 20.9% would accept expansion up to 5% (6 homes), 2.3% up to 10% (12 homes), 2.3% up to 20% (24 homes), 4.7% up to 30% (36 homes) and 4.7% up to 40% (48 homes) demonstrating some support for limited expansion but given the private and fenced nature of the estate any future development would be at the expense of amenity green space within the estate. (total no. settlement respondents = 43)
With respect to the whole parish NP survey data shows that 64.8% of respondents would prefer expansion by infill of 1-2 homes, 34.7% via several small developments of up to 5 homes, 14.3% via several small developments of 6-12 homes and 2.6% via a larger development of up to 40 homes. (total no. parish respondents = 196)
5.8 Throughout the full course of consultation and development of this Neighbourhood Plan the adopted CBC Local Plan was the CBC Development Plan (CSDMP, 2009); not having any housing allocation within the parish.
5.9 During the same time frame CBC have been consulting on and developing a new Local Plan, referred to throughout this document as “the emerging CBC Local Plan (CBLP, 2015-2035)”. This emerging Local Plan was first submitted for examination in 2018, with public hearings in summer 2019 and late 2020. This emerging Local Plan identified a housing allocation HAS08 (land South East of Greenway, see NP Policies Map – Figure 4 and Figure 5 overpage) within the parish. Unfortunately, an inconsistency in the original CBC size/capacity data for HAS08 in the 2018 submitted Local Plan persisted throughout public consultation and the examination process making this housing allocation difficult to address conclusively and comprehensively within public consultation versions of this NP.
5.10 In March 2021 CBC launched a “Main Modifications” consultation on the emerging Local Plan making clear an error in previous published data and confirming a corrected size of HAS08 as 3.67 hectares with an approximate capacity of 66 dwellings. Main modifications relating to HAS08 also confirmed previously mooted changes to the allocation boundaries to provide “landscape buffers”, going some way to address coalescence concerns, and introducing additional policy requirements to “safeguard village character” and “rural setting”. There are related changes to the settlement envelope of Campton village (Figure 5 overpage).
5.11 In July 2021 the Local Plan Inspectors’ final report indicated that the plan was sound, subject to inclusion of the main modifications, and on the 22nd of July 2021 the new CBC Local Plan (CBLP, 2015-2035) was adopted. Adoption of the new CBC Local Plan (CBLP, 2015-2035) occurred whilst this NP was in examination and has now established the principle of HAS08 as a formal CBC housing allocation (3.67 hectares) within the Neighbourhood Area. Details are set out within the CBLP, 2015-2035 under Policy HA1: Small to Medium Allocations, Inset 13 on CBLP Policies Map (West).
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Campton and Chicksands Neighbourhood Plan (Final Version)
Figure 5 – Housing Allocation HAS08 (CBLP 2015-2035)
5.12 Throughout public consultation on both the then “emerging” Local Plan and this Neighbourhood Plan there has been local resistance to site HAS08 through numerous representations from the community, primarily concerning the size and likely built form. This concern closely mirrored NP survey outcomes already outlined (CCNP Consultation Statement Appendix 12). However, with the recent formal adoption of the new CBC Local Plan it is now
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Campton and Chicksands Neighbourhood Plan (Final Version)
the clear responsibility of the Parish Council, via the making of this Neighbourhood Plan, to ensure that, with any future development of HAS08, the CBC additional policy requirements are fully implemented to best mitigate the concerns of residents, and to derive opportunities for the implementation of community aspirations for improvements to the neighbourhood area through S106 contributions, which may be sought from developers towards the costs of providing community and social infrastructure, the need for which has arisen as a result of a new development taking place. These aspirations are detailed in the NP Non-Policy Actions Appendix 1 and include project proposals covering Community Facilities, Transport & Movement, Environment & Green Infrastructure, Business & Employment and Local Heritage; all resulting from the NP consultations and surveys. The Parish Council is charged with regular reviews of progress with regards to these non-policy actions.
5.13 Should development proposals for the HAS08 allocation come forward the Parish Council will expect CBC, Planners and developers to work, wherever possible, within the framework set out in the NP Housing Policies and the building strategy guidelines (points 2,4 & 5) as set out within the Campton and Chicksands Design Statement (supporting document) and listed below. These guidelines are not policy but do strongly reflect the outcomes of extensive NP consultation on future housing development within the parish including the survey outcomes described within this section.
These guidelines on building strategy include: -
1. Focus on fit with current built form. 2. Avoiding uniformity of design and layout. 3. Restricting new developments to four or five houses to reflect the small scale of the village. 4. Reflecting the character of the village and respecting the built environment. 5. Ensuring design and materials are sympathetic to the surrounding including built heritage.
and should contribute, where practicable, towards meeting the social needs of the parish, including the ability of people to remain in the parish.
5.14 Moreover, should any development proposals for HAS08 come forward the Parish Council will endeavour to ensure the full implementation of CBC’s additional policy requirements together with design features that best mitigate the impact on this rural setting, including the incorporation of greenspace and native tree/hedge planting to best preserve the character of our small rural village.
5.15 On this basis this CCNP is supportive of the HAS08 housing allocation as described (size and approximate capacity) in the newly adopted CBC Local Plan (CBLP, 2015-2035) and considers that the housing policies in this NP generally reinforce both the strategic and the housing policies within that Local Plan.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Housing Policies
5.16 The following policies have been developed based on the evidence gathered during consultation, survey and development of supporting documents including the Campton and Chicksands “Design Statement” and “Housing Needs Survey”.
Housing Policy CCNP/HP1 - Design and Diversity
Any proposed development in Campton and Chicksands Parish must ensure that it: -
• Uses the Lifetime Design Guide (HABINTEG) and Building for Life 12 as a minimum standard, using their standard check list for house design or any future replacement standards. • Recognises the guidance as set out in the Campton and Chicksands Design Statement. • Contributes, where practicable, towards meeting the social needs of the parish, including the ability of people to remain in the village. • Has mixed tenures to meet the varied financial circumstances and needs of local residents. • Recognises the diversity between Campton and Chicksands as set out in the Design Statement.
Conformity References: Objectives H1, H2 and H3; CSDMP (2009) DM2 DM3 DM10; CBLP (2015- 2035) SP5 (4.6,4.7,4.9,5.4), H1, H3, HQ1, SO3, SO4, plus pages 105, (9.2.5) 106,192 (15.6.); NPPF 6/d/e/f, 124, 125, 127c1, 66, 77, 110, 118B, 112e, 129
Central Bedfordshire Design Sections 5 and 7; Campton and Chicksands Needs Assessment; Building for Life 12 (January 2015)
Housing Policy CCNP/HP2 - Design and Sustainability
Any proposed new development in Campton and Chicksands will: -
• Recognise the guidance as set out in the Campton and Chicksands Design Statement. • Prioritise the use of sustainable transport and access options with the ability for residents to walk or cycle, given priority. • Ensure that the development layout reflects the needs for adequate parking to avoid on street-parking. (For the safety of people particularly the young and elderly). • Employ Sustainable Drainage (SuDS) as the preferred method of surface water drainage. • Ensure that the development layout does not have a detrimental impact on the visual aspect of the area. • Provide private garden amenity space in proportion to the size of the dwellings.
Conformity References: Objectives H1, H2; CSDMP (2009) DM2, DM3, DM5; CBLP (2016-2035) T3 (Bullet points 1 and 13), SO4 (Page 24), SP1; NPPF 170a/b,174
Building for Life 12 (January 2015)
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Campton and Chicksands Neighbourhood Plan (Final Version)
Housing Policy CCNP/HP3 - Settlements and Identity
Development will not generally be supported outside the village envelope if it would result in an increase in coalescence between Campton and Shefford, therefore reducing the separate identity of each settlement. Development proposals for essential public utilities will be supported in principle, subject to their being in accordance with other relevant planning policies, including the need to have regard to guidance as set out in the Campton and Chicksands Design Statement.
Conformity References: Objectives H1, H2; CSDMP (2009) CS1; CBLP (2015-2035) SP5, SP7(9.2.5), SP5, SP7 (Page106); NPPF
Housing Policy CCNP/HP4 – Development within Gardens
Proposals for new dwellings within private residential gardens will be discouraged and will only be permitted where it can be demonstrated that: -
• The reduced garden sizes of the existing dwelling in combination with the garden sizes of the new dwelling(s) relate well to each other and to the surrounding neighbourhood. • The character of the surrounding neighbourhood (in terms of appearance and the massing of development and landscape value) is respected.
Conformity References: Objectives H1, H2; CSDMP (2009) DM4; CBLP (2015-2035) SO4 (Page24) SP7 and 9.2.9; NPPF 79c
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Campton and Chicksands Neighbourhood Plan (Final Version)
Introduction
5.17 The parish of Campton and Chicksands benefits from a rich and diverse natural environment set within a high quality landscape. The Greensand Ridge runs through the north of the parish with some seven County Wildlife Sites wholly or partially set within its boundaries. Whilst Chicksands (Private Estate and UKStratCom are set within the Greensand Ridge, Campton village sits on the southern edge of the ridge and its transition to a flatter landscape. Here the clay soils provide rich, productive and mainly arable farmlands although Campton village is set around historic treed pastures known as the “Glebe Fields”.
5.18 Notable “Green” features of the parish include woodland (some ancient), wet woodland, registered parkland, ancient and veteran trees, hedgerows, permanent grassland and the corridors of the Rivers Flit and Hit (Campton Brook) which provide valuable habitats for wildlife and are a focus of interest and leisure for local residents and visitors. There are two strategic and promoted walking routes passing through the parish. These are the Greensand Ridge Walk and the John Bunyan Trail follows a bridleway along the southern edge of Rowney Warren, which also happens to be the parish boundary. Other rights of way and permissive paths are referenced both within this NP and within the Campton and Chicksands GI Plan submitted with the NP.
5.19 The proposals in this Environment and Green Infrastructure section are wholly based on the Neighbourhood Plan Survey results and feedback from consultations with residents at the drop-in workshops. Local school children also completed a questionnaire and were asked to submit photographs of their favourite views. The Greensand Trust was commissioned to produce a GI Plan for the parish and attended a number of consultation workshops. The final GI Plan submitted with this NP Plan refers widely to the outcomes of those consultations and to the NP survey.
The three main priorities of the respondents were:
1. Access to open green spaces. 2. Preservation of natural habitat. 3. Protection of views.
5.20 This section develops three Environment and Green Infrastructure policies. These policies are followed by an action plan covering related requirements highlighted by the survey and consultation outcomes.
This section also looks to address some seven aspirations derived from consultation. These secondary non-binding policies (Non-Policy Actions) relate to litter, dog fouling, path maintenance and promotion of rights of way and can be found in Appendix 1.
Finally, there is a Photograph Gallery, Appendix 2, which includes photographs of footpaths, views, green spaces and landscape features of interest within the parish.
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Campton and Chicksands Neighbourhood Plan (Final Version)
To Designate Areas within the Neighbourhood as Local Green Spaces (LGS).
5.21 Areas designated as such have some degree of protection from development. Developments would not be permitted unless it can be clearly demonstrated that it is required to enhance the role and function of an identified LGS.
5.22 The designation of land as Local Green Space through local and neighbourhood plans allows communities to identify and protect green areas of particular importance to them. Designating land as Local Green Space should be consistent with the local planning of sustainable development and complement investment in sufficient homes, jobs and other essential services. Local Green Spaces should only be designated when a plan is prepared or updated, and be capable of enduring beyond the end of the plan period.
The designation should only be used:
1. Where the green space is in reasonably close proximity to the community it serves; 2. Where the green area is demonstrably special to a local community and holds a particular local significance, for example because of its beauty, historic significance, recreational value (including as a playing field), tranquillity or richness of its wildlife; and 3. Where the green area concerned is local in character and is not an extensive tract of land. Local policy for managing development within a LGS should be consistent with policy for Green Belts.
Figure 6 - Campton Recreation Grounds a favourite area for children’s play, dog walking and weekend local football tournaments
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Campton and Chicksands Neighbourhood Plan (Final Version)
5.23 The Campton and Chicksands Green Infrastructure (GI) Plan, recently researched and authored by the Greensand Trust, makes clear recommendations regarding LGS designation within the parish. Sites recommended for designation are shown in Figure 7 and detailed overpage: -
Figure 7 – Local Green Space Recommendations (Source Map 5b GST GI Plan)
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Campton and Chicksands Neighbourhood Plan (Final Version)
• Site 10 Sports Island Playing Field (Within UKStratCom Chicksands Military Base). • Site 12 Campton Plantation. • Site 15 Campton Recreation Ground (excluding pavilion and surrounds). • Site 17 The Glebe Fields. • Site 18 Fields adjacent to Campton Manor. • Site 19 Field adjacent to Camptonbury Farm.
5.24 Full details of Local Green Space assessments of a total of 19 sites carried out by the Greensand Trust within the parish can be found in the full GI Plan and related Appendix 3 submitted as a supporting document with this Neighbourhood Plan.
5.25 A number of these sites featured prominently in consultation feedback and the results of the NP survey. In particular, the green area of pastures in the centre of Campton, known locally as the Glebe, featured significantly in the NP survey responses. This area is actively and sustainably farmed and is the historic parkland setting around which Campton village has developed. Some 74.0% of respondents (113/152) identified this landscape as important to the character and heritage of the parish.
“Preserve the Glebe land at all cost”
“Protect the Glebe and fields along
Greenway”
The “parkland” feel of the Glebe is enhanced by the mature native trees spaced within this rural setting. A total of 15 trees of significance are set within the Glebe pastureland.
“The Glebe land views from Priory and Rectory Roads. These views epitomise the Parish / village character and should be retained”
5.26 Some 13 may be considered veteran trees and 2 ancient trees. The 2 ancient trees are Hawthorns which are visible from and immediately adjacent to Rectory Road. The trees considered veteran are Oaks, visible from the roadside, and estimated to be in the age range of 230 to 350 years old. There is a variety of features ranging from completely dead standing trees to holes and hollows along with clear evidence of the importance of the trees to the ecosystem in terms of invertebrates and birds.
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Campton and Chicksands Neighbourhood Plan (Final Version)
5.27 In the NP survey many residents commented favourably about the Glebe, especially the views from their gardens or roadside footpaths. Some 34.8% of the respondents (61/175) specifically stated the “Glebe” or “Glebe Land” when questioned about their favourite views.
“Existing Green Spaces need to be protected. The main focus should be on maintaining the Green Spaces we have and ensuring the
surrounding spaces remain as agricultural land.”
There was further evidence within the NP survey to support protection of green areas within Campton village, Chicksands and surrounding agricultural land.
“I would like the Green Spaces to remain as natural as possible”
“It would be nice to preserve fields/farm land”
5.28 Landowners associated with all the green spaces recommended for LGS designation in the GI Plan were consulted with a view to ascertaining if they would be supportive, or otherwise, of LGS designation within the NP. The outcomes of landowner consultation are published in the Consultation Statement and appendices accompanying the plan. Further to this consultation with landowners, and in the light of GI Plan recommendations and supporting evidence collected during public consultation, the following policy lists those sites going forward for LGS designation in this plan.
Policy CCNP/ENVP1 - Local Green Spaces
The four sites listed below are designated as areas of Local Green Space (LGS) because of their local significance or community value. These sites are protected against development other than in exceptional circumstances. They are: -
Site 12 - Campton Plantation. Site 15 - Campton Recreation Ground (excluding Pavilion and immediate surrounds). Site 17 - The Glebe Fields. Site 18 - Fields adjacent to Campton Manor.
Maps overleaf (on page 37) identify each site location and LGS boundaries.
Conformity Reference: Objectives ENV1, ENV2, ENV6, ENV7, ENV8; CSDMP (2009) DM5, DM16; CBLP (2015-2035) EE1, EE4, EE6, EE13; NPPF 96, 99, 100, 170(a), 97, 174(a)(b) 91(c)
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Campton and Chicksands Neighbourhood Plan (Final Version)
Site 12 – Campton Plantation Site 15 – Campton Recreation Ground
Site 17 – The Glebe Fields Site 18 – Fields adjacent to Campton Manor
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Campton and Chicksands Neighbourhood Plan (Final Version)
5.29 Those sites recommended for LGS designation in the Campton and Chicksands GI Plan but omitted from NP Policy CCNP/ENVP1 were omitted for the following reasons:
• Site 10 Sports Island Playing Field o This is situated on a MOD Strategic Command site for the UK. o Designation is at odds with Paragraph 95 of NPPF (2018); “Planning policies and decisions should promote public safety and take into account wider security and defence requirements by….” o No consultation evidence that this recreational site is demonstrably special to the military community it serves.
• Site 19 Field adjacent to Camptonbury Farm o Site is already protected from development by a covenant (binding and in perpetuity). This high level of protection had been evidenced by the owners. o Low level of consultation evidence that this paddock site is demonstrably special to the local community.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Rights of Way
Introduction and background
5.30 The Campton and Chicksands Parish is fortunate to include a large area of countryside, crisscrossed with paths, permissive paths and bridleways, plus wooded areas, a nature reserve, scenic views and items of historical interest. Feedback from the consultation workshops showed that many residents were unaware of some of the walks and bridleways and green space within the neighbourhood, even though they had lived in the area for many years. However, this was understandable when one considers; the distance, the obstacles and the barriers in reaching some parts of the neighbourhood.
5.31 Figure 8 (see over page) shows a map of the neighbourhood area including rights of way. The village of Campton is situated on the southern border of the neighbourhood with the above mentioned countryside to the north. This means some of the places of interest are a fair distance away from Campton village. This is not to claim that there are no scenic walks and places south of the village; however these would be located in the Meppershall neighbourhood and not covered in the scope of this document, although there is a brief mention of the relevant paths later in this section.
5.32 The distance issue is further exacerbated by the main arterial route, the A507 road, which slices through the neighbourhood north of Campton village on an east/west axis. This busy single carriageway road has only one safe crossing point within the neighbourhood, a Pelican Crossing between Campton and Chicksands. This road makes social connection between the two communities more challenging.
5.33 With respect to the countryside area, the CPE has the benefit of being north or the “right side” of the A507 however there is still limited access to the countryside. Again partly due to the A507 where the footpath of this noisy, busy road is the only access route to some of the more pleasant walks. Also, the fenced-off Chicksands Military base forms a barrier with no through access.
5.34 Northwest of Campton village is the Sandy Smith Nature Reserve (SSNR), covering an area of approximately 93ha. It lies on the flood plain and northern slopes of the Flit Valley between Clophill and Chicksands. It is owned and managed by the Greensand Trust. The reserve is being developed to conserve important and threatened wetland and farmland habitats and species. Fenced or hedged footpaths around the reserve enable the enjoyment of the views over the Flit valley without disturbing the wildlife and habitats. Beyond SSNR is Chicksands Wood; this is a peaceful wood with a long wide central walk, a wide variety of flora and fauna and in the spring large carpets of pretty bluebells.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Figure 8 – Neighbourhood Area Rights of Way Network
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Campton and Chicksands Neighbourhood Plan (Final Version)
Policy 2 Objectives
5.35 As stated, the objective of Policy 2 is to promote greater use of the countryside by improvements to the existing rights of way through the neighbourhood; providing better access and enable walkers and cyclists to travel across the neighbourhood and beyond avoiding busy thoroughfares such as the A507. As stated, this would be achieved through some or all of the following actions:
• The creation of new permissive paths, which can give a more scenic and direct route to places of interest. • The creation of circular walks. • Re-establishing disused walks and bridleways. • Promoting the countryside, its walks, scenic views, wildlife and historic features.
5.36 To achieve the above and provide a scenic route to the SSNR, Chicksands Wood and beyond, the focus centres on the paths and bridleways near the A507, SSNR and near the Chicksands Private Estate (CPE). Any proposed changes should be sympathetic to the requirements of the SSNR, its wildlife and habitats, but balanced with improvements to access and rights of way for the benefit of residents.
The map below (Figure 9) shows this area, with CPE and the military base to the right and the A507 road crossing almost diagonally. The two path options are indicated and then discussed.
Figure 9 – Rights of Way Proposals (Option 1 & Option 3)
Policy 2 Option 1
5.37 Referring to the map above, there is a route along the A507 with a right turn onto the bridleway BW CA9 which leads to the SSNR entrance; however as discussed using this route is not a pleasant experience. Part of the route could include the overgrown bridleway BW CA2. Parallel to the path is disused scrubland with some mature trees. Option 1 would therefore be to open up the bridleway and provide another path through the scrubland parallel to the existing path but some distance away from the A507 road. The possible problems with
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Campton and Chicksands Neighbourhood Plan (Final Version)
developing this route are, firstly this would be a costly option considering the length of the new path required, and secondly the path would only be 5 to 10 metres away from the A507 road so noise would still be an issue to users. Thirdly land ownership on the path route resides with a number of parties which would need resolving before work could commence. Advantages of this solution are firstly this route does not require a pedestrian bridge across the river Flit, secondly it does not encroach onto the CPE.
Policy 2 Option 2
5.38 This option has been withdrawn after a significant number of community respondents (20/26) opposed the proposed route of the path at Regulation 14 consultation.
Policy 2 Option 3
5.39 The final option for this policy was suggested by Christopher Dorow CBC Rights of Way Officer, after surveying the existing routes with members of the EWG. This option proposes a new permissive path from bridleway BW CA2 across the field to the path FP CA8 where a pedestrian foot bridge would be required over the River Flit. The path would run outside the fence of the CPE but parallel to it. The advantages of this solution are firstly it would probably be the lowest cost option; secondly it is outside the CPE so it does not introduce additional routes in to the CPE. The disadvantage is a pedestrian bridge would be needed across the river Flit. At this time ownership of the land is being investigated. Alternatively, a bridge is not needed, if the new permissive path does not cross the river Flit, instead it continues left at the river running parallel to it until it intersects bridleway CH8. This route direction is indicated by the dotted line.
Policy 2 Further path and bridleway improvements
Foot Path CA4
5.40 Another opportunity to improve the access to SSNR and Chicksands Wood would be improvements to the FP CA4; this is not proposed as Option 4, and it is not an alternative to Options 1 to 3 but an additional improvement. Referring to the above map, this path can be seen at the bottom mid-point of the map and ending at the A507 Road. This path originates in Campton village via FP CA5.
The EWG survey of FP CA4 found the path to be overgrown and uneven and little used. It terminates at the A507 Road; there is no hard standing area for walkers waiting to cross safely. The undergrowth next to the path extends right up to the road edge so walkers waiting to cross the A507 would not be easily visible to the road users. The improvements to this route would therefore be:
1. Re-establish FP CA4 by improving surface and cut back undergrowth. 2. Produce a hard standing area at A507. 3. Improve visibility of walkers to road users by cutting back surrounding hedges. 4. Improve signage for walkers and to warn road users.
The obvious disadvantage of this route is that even with the proposed improvements it is still necessary to cross the busy A507 road.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Temple Grove FP CH 13 and Druids Grove FP CH6
5.41 These two walks are clearly little used and yet they offer beautiful scenic views over the heart of the Neighbourhood including a view of the reservoir at Penseroso Grove. (See Photograph Gallery - Appendix 2). Improvements to the paths, signage and undergrowth management are essential.
Mill Lane FP CA3
5.42 This is probably the most well used path in Campton however it can be very muddy after rain. This path needs a better all-weather surface at least up to the river bridge. (See Photograph Gallery - Appendix 2)
Survey Evidence for Policy 2
Chicksands
5.43 70.4% of respondents (31/44) have not visited SSNR – 81.1% of those who have not visited do not know the location of the reserve, and 5.4% do not wish to walk along the A507, 13.5% give other reasons. 44.2% of respondents would like improved access to SSNR (48.8% had ‘No opinion’, 7% said ‘No’)
Campton
5.44 57.7% of respondents (94/163) have not visited SSNR – 64.0% of those who have not visited do not know the location of the reserve, 20.0% do not wish to walk along the A507, 16.0% say too far to walk, 22.0% gave other reasons.
SSNR - “Didn’t Know it existed.”
“Do not wish to walk along the A507 to get there, so go by car. Would much prefer to go on
foot”
50.0% of respondents would like improved access to SSNR (42.7% had ‘No opinion’, 7.3% said ‘No’)
SSNR - “I have been but access is terrible.
Foot path CA8 past Alders Wood is a dead end, so a waste of time using it. Can it be opened to lead somewhere?”
Please note that all percentages quoted are from the total number of respondents in the survey.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Policy CCNP/ENVP2 - Rights of Way
Development proposals will be supported that promote greater use of the countryside via improvements to the existing Rights of Way network within the parish. These would be: -
• The creation of new permissive paths, which can give a more scenic and direct route to places of interest. (Figure 9 Options 1 & 3) • The creation of circular walks. • Re-establishing disused walks and bridleways. (Figure 4) • Promoting the countryside, its walks, scenic views, wildlife and historic features.
Conformity References: Objectives ENV2, ENV3, ENV4, ENV5; CSDMP (2009) CS16, CS17; CBLP (2015-2035) EE1, EE6, EE12; NPPF 91(c), 98, 104(d)
Environmental Education
Background
5.45 An example of an environmental education project is the creation of a Forest School. Campton Plantation would be an ideal site because of its close proximity to local nurseries and schools. This 16ha site is a CBC owned woodland and is well known locally for its wood carved sculptures. It is an excellent area for children to play, climb trees and build wigwam dens. The plantation is mature woodland, dominated by Beech trees; although other species are present e.g. Sweet Chestnut and Oak. Black and grey squirrels are common in the wood. The river Flit passes by the northern end. There is no parking, but it is only a short walk from Campton, Chicksands and Shefford. Monkey Puzzle Nursery is sited on the eastern entrance to the wood. The children from the nursery walk and explore the plantation most days. The plantation is in easy walking distance from Campton Academy (Lower School), Shefford Lower School, Robert Bloomfield Middle School, Shefford pre-school and local community groups like Brownies, Cubs and Scouts.
5.46 A Forest School offers children outdoor learning opportunities. The Forest School Association details the main principles for good practice:
Principle 1: Forest School is a long-term process of frequent and regular sessions in a woodland or natural environment, rather than a one-off visit. Planning, adaptation, observations and reviewing are integral elements of Forest School.
Principle 2: Forest School takes place in a woodland or natural wooded environment (Figure 12) to support the development of a relationship between the learner and the natural world.
Principle 3: Forest School aims to promote the holistic development of all those involved, fostering resilient, confident, independent and creative learners.
Principle 4: Forest School offers learners the opportunity to take supported risks appropriate to the environment and to themselves
Principle 5: Forest School is run by qualified Forest School practitioners (minimum of level 3 accredited qualification), who continuously maintain and develop their professional practice.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Principle 6: Forest School uses a range of learner-centred processes to create a community for development and learning.
Figure 10 - Natural Wooden Sculptures in Campton Plantation
Survey Evidence for policy 3
5.47 The evidence for the creation of a Forest School has come from the results of a Survey Monkey survey to all residents in Campton and Chicksands and a questionnaire to the children at Campton Academy (Lower School).
74.4% of respondents in Chicksands (32/43) and 66.5% of respondents in Campton (109/164) supported a Forest School in Campton Plantation.
The children at Campton Academy (Lower School) completed a questionnaire showing through drawing or keywords the things they like to see or do in the local green spaces. A summary of the results is shown in Appendix 3 and a sample completed questionnaire in Appendix 4.
Policy CCNP/ENVP3 – Facilities for Environmental Education
Proposals to support the delivery of facilities for environmental education will be strongly supported. These could be for local nurseries, schools and community groups to encourage learning and awareness of the natural world through projects such as a Forest School.
Conformity References: Objectives ENV2, ENV3, ENV4; CSDMP (2009) DM5; CBLP (2015-2035) EE5, EE6, EE13; NPPF 91(c), 92(a), 96
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Campton and Chicksands Neighbourhood Plan (Final Version)
5.48 The Campton and Chicksands Neighbourhood Plan Steering Group consider that a number of consultation outcomes relating to “Environment and Green Infrastructure”, whilst not appropriate for dedicated policy, are important aspirations for the residents of the parish. For this reason, these aspirations have been captured as Non-Policy Actions in Appendix 1 of this document.
Additional Points resulting from the Survey and Consultations
5.49 See below:
1. Residents expressed enjoyment of walks and views outside of the Campton and Chicksands Neighbourhood, especially paths leading to Meppershall and Shefford alongside the River Flit and also the permissive path through Polehanger Woods: paths FP CA3 Mill lane and FP4, FP5, FP10 and FP15. 2. Residents on Chicksands Military Base enjoy the views of Chicksands Priory and the historic park lands. There are many walks around the Base, but these are not open to the general public. See “The Robbie Kennedy Way”, information map below.
3. There are picnic benches on Campton Recreation Ground, but survey respondents commented on other areas as suitable sites for benches such the path FPCA3 near the river accessed from Mill Lane. 52.0% of Campton respondents supported this as a preferred site.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Introduction – About Campton and Chicksands
5.50 As described in section 2 of this plan, “The Neighbourhood Area”, the parish of Campton and Chicksands is rich in history. Campton village has developed over many centuries around the historic treed pastures of the Glebe. Listed historic buildings such as Campton Manor, All Saints’ Church and the Old Rectory set within the historic core of Campton contribute significantly to the character and distinctiveness of the village.
Whilst today Grade I listed Chicksands Priory is the home of UKStratCom Chicksands, related military housing and the ex-military housing of the CPE their setting within the registered parklands of Chicksands Priory is no less historic.
Chicksands Priory and other local estates have had a significant impact on land use within the parish and to this day productive farming contributes to the local economy.
The importance of local history and heritage to the local community was very clearly expressed at survey, with 78.5% of respondents (164/209) describing it as “very important” and a further 20.1% (42/209) describing it as “somewhat important”.
National and Local Support
5.51 The NPPF requires local planning authorities to set out positive strategies for the conservation and enjoyment of the historic environment including heritage assets, particularly those at risk through neglect or decay. Indeed, in the current (2009) Development Plan CBC has undertaken to “conserve, enhance, protect and promote the enjoyment of the historic environment”.
5.52 CCPC recognises the need to conserve both our built heritage and its setting within the landscape, and this is embraced within the NP vision for the parish.
5.53 The Campton and Chicksands Design Statement sets out clear guidance for developers focusing on high quality development that respects the historic nature and landscape setting of both Campton and Chicksands and reflects local identity through the use of appropriate materials and attractive complementary design.
Our Historic Environment (Archaeology & Landscape)
5.54 The NPPF defines the historic environment as “All aspects of the environment resulting from the interaction between people and places through time, including all surviving physical remains of past human activity, whether visible, buried or submerged, and landscaped and planted or managed flora”.
5.55 An archaeological desk-based assessment of the Chicksands area, including Campton, carried out by the Cambridge Archaeological Unit of the University of Cambridge for MBDC in 2003 provides some insight into the location of known archaeological records within the parish. This
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Campton and Chicksands Neighbourhood Plan (Final Version)
assessment includes references to Bronze Age, Iron Age, Prehistoric, Roman, Medieval, Post Medieval and Modern finds, or structures. Since 2003 there have been additions to this list in the current Historic Environment Map (Appendix 5).
5.56 Much of the early and prehistoric finds are stray finds of undated pottery or flint tools from several flint scatters across the area. There is also evidence of ridge and furrow cropmarks, linear ditches and a trackway from Campton to neighbouring Shefford running east of and parallel to Greenway. The earliest datable evidence is the discovery of a complete beaker pot on the slopes to the east of Campton (off Greenway) and only a short distance to the west of a cropmark ring ditch. The report indicates that it is possible these finds form part of the same cluster of Early Bronze Age burial activity. Flint tools and arrowheads have been found at several sites clustered around Campton village and Iron Age pottery immediately to the south of the village.
5.57 Medieval finds fall within two distinct areas around Chicksands Priory and around Campton village, the land between the two areas most probably used for mixed agricultural purposes. The Priory was founded for Gilbertine nuns and brothers by Pryn de Beauchamp in c.1150 and was dissolved in 1538. The Priory is documented to have housed a maximum of 120 nuns and 55 cannons. Following dissolution, the priory passed via the Snowe family to the Osborns in 1587 and was subsequently converted to a country house. A burial ground just to the west of the priory was first recorded on the 1st edition OS map of 1884 with more recent archaeological investigation finding some bone dated to the 12th century. The extents of the cemetery were defined by a 9m wide ditch and a later ha-ha. Some of the history associated with Chicksands Priory and its more recent used by the military is described in Section 2.4.
5.58 In respect of the medieval village of Campton the principal early features are Campton Manor and All Saints’ Church. The former now consists of a late 16th century manor house and is of special architectural and historic interest, including a bullet hole and adjacent plaque referring to the attempted murder of the owner, Sir Charles Ventris by a group of anti-royalists in 1645. All Saints’ Church is thought to be of 13th century origin, added to over the 14th, 15th and 17th centuries and extensively restored in the 19th century. There are further details of these and other listed buildings within Campton village in Section 2.3.
Much of the land within the parish was subject to enclosure in the late 18th century being previously referred to as Chicksands and Campton Commons. There are good records of post medieval activity including sand, gravel and clay extraction and brick making.
5.59 At Chicksands much of the 18th and 19th century parkland landscape was destroyed by the construction of RAF Chicksands, but the lake like form of the River Flit, and 18th century sandstone bridge and lodge houses survive.
5.60 Looking to more modern times Section 2.4 has already described the construction of RAF Chicksands and its subsequent use as a listening station by the United States Air Force.
Valued ancient woodlands known locally as Chicksands Wood, Sand Pit Wood, Temple Grove and Upper Alders also feature in these Historic Environment Records.
Most significantly these Historic Environment Records define boundaries for the historic core of Campton village and that of the registered parkland of Chicksands Priory.
The Historic Environment Map for Campton and Chicksands, together with a key listing historic features of our landscape can be found in Appendix 5.
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Campton and Chicksands Neighbourhood Plan (Final Version)
“Our thumbprint on change is a major responsibility”
Further research undertaken by the NP Local Heritage Working Group shows that these records are not exhaustive.
5.61 The recent Campton and Chicksands GI Plan is submitted with this NP. By area, the majority of the parish lies within the Greensand Ridge Nature Improvement Area (Policy EE8 of the emerging CBLP (2015-2035) and the Greensand Country Landscape Partnership area, recognised and funded by the Heritage Lottery Fund because of the importance of the local landscape, its fragility and opportunities for protection and enhancement.
Policy CCNP/LHP1 - Historic Environment (Archaeology & Landscape)
Conservation and enjoyment of the historic environment of the parish of Campton and Chicksands will be promoted by support for the following policy actions: -
• Taking proper account of heritage assets, records of our historic environment and their value to the community during all development activities. In so doing seek to protect these assets and their context and raise awareness of the historic environments’ value. • Affording great importance to the avoidance of the loss of local landscape features and archaeological assets of historical interest. • Affording great importance to the protection of attractive views within, towards and from the settlements of Campton and Chicksands, in their setting along the southern boundary of the Greensand Ridge including: - a. Registered Parks & Gardens b. Open spaces recognised locally as important heritage assets and herein proposed for designation as Local Green Space. c. The shallow valleys of the rivers Hit & Flit, the Sandy Smith Nature reserve, and pockets of ancient woodland together with other areas of managed forestry.
Any development which would have the effect of significantly reducing the inherent value of these public assets will not be supported.
Conformity References: Objectives LH1, LH2; CSDMP (2009) CS15; CBLP (2015-2035) HE1, HE2, EE5; NPPF 8, 20, 28, 100, 185, 189-192, 193-197, 198
The broad locations of the views considered most attractive within the parish are shown in Figure 11 overpage.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Figure 11 – Location of Important Views (Source Map Fig 2c GI Plan)
Figure 11 Key: i Views across Glebe ii Views at Sandy Smith Nature Reserve iii Views from Campton looking Southeast iv Views from/down Mill Lane v Views West from Priory Road vi Views within Campton Plantation vii Views from South of parish overlooking Campton
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Campton and Chicksands Neighbourhood Plan (Final Version)
Our Heritage Assets
5.62 The NPPF defines heritage assets as “A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage asset includes designated heritage assets and assets identified by the local planning authority (including local listing)”.
• The NPPF defines significance (for heritage policy) as “The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting”.
5.63 A search of the Historic England website will return the following records for designated listed buildings, monuments etc. as follows:
• Campton village o All Saints’ Church (Grade II*) (photo right) o Campton Manor (Grade II*) o White Hart Public House (Grade II) o Lower School and Schoolhouse (Grade II) o 43 Rectory Road (Grade II) o The Old Rectory / Copper Beeches (Grade II) (photo right) o Poste Cottage (Grade II) o Little Court (Grade II) o 2 Priory Road (Grade II) o Monument to John and Elizabeth Fuller (Grade II) o Garden Walls adjoining the Old Rectory & Copper Beeches (Grade II)
• Chicksands & peripheral areas of the parish o Chicksands Priory (Grade I) (photo right) o Orangery in grounds of Chicksands Priory (Grade II*) o Chicksands Park & Gardens (Grade II) o Chicksands South Lodge (Grade II) o Chicksands East Lodge (Grade II) o Two outbuildings, garden walls and a Game larder adjacent to Chicksands Priory (Grade II) o Obelisk in grounds of Chicksands Priory (Grade II) o First Lodge Farmhouse north of Chicksands Priory (Grade II) o Second Lodge Farmhouse north of Chicksands Priory (Grade II) o Outbuilding & Barn in vicinity of 1st & 2nd Lodge Farmhouses (Grade II) o Obelisk (Chicksands Woods) South of Appley Corner (Grade II) (photo right) o Obelisk (Chicksands Woods) South end of Long Drive (Grade II) o Speeds Dairy Farmhouse (Grade II) o Barn, stable & shelter (Speeds Dairy) (Grade II)
5.64 Campton village also has a significant number of buildings and features of the landscape that whilst non-designated are considered important to the character of the settlement. Examples include Campton Village Hall and Campton Mill. Indeed, the South-East Bedfordshire Local Plan published by Mid-Bedfordshire District Council (MDBC) in 1985 identifies some 26 undesignated buildings within the settlement envelope considered important to the character
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Campton and Chicksands Neighbourhood Plan (Final Version)
of the village. Today, with changes to the settlement envelope, and applying the apparent criteria used in 1985 there is some justification in considering an additional 19 properties as of value to the character of the village.
5.65 Data from the 1985 Local Plan also identifies attractive landscapes, important views, trees, hedges and walls within the settlement envelope. This information on attractive landscapes and important views is strongly mirrored by the outcomes of the NP survey and has helped to provide a steer on LGS assessments undertaken by the Greensand Trust. Whilst all identified walls are still in existence, some 40% of important trees and hedges have been lost in the last 30 years.
Similar data is not available for residential dwellings at CPE or UKStratCom Chicksands with these buildings being of more modern design. Most buildings of character e.g. the Priory, and their setting, on the Chicksands Base are afforded protection as a result of listing and being set within registered parkland.
5.66 More widely within the parish some landscapes are offered a level of protection being recognised as ancient woodlands or as part of managed nature reserves or forestry.
“I want it to stay the same” – William aged 8
5.67 CBC acknowledges the potential value of non-designated heritage but currently does not recognise the terms “attractive landscape” or “important building, wall, hedge, tree or view” within its policies. However, there is evidence from the NP Survey that these terms are still recognised at a community level, with 75.7% of respondents (115/152) listing undesignated features of our locality when questioned. Consultation therefore indicates local support for a number of nominations for Assets of Community Value (ACV) or designation of LGS, as appropriate, on undesignated assets considered being of high community value.
This plan therefore looks to conserve and improve protection for all important (yet un- designated) buildings and features of our environment that add value and character to the settlements and surrounding areas.
5.68 The full list of Historic Environment Records and buildings considered important to the character of Campton (MDBC 1985) can be found in our Appendices 5 and 6 respectively. Together with the listed buildings, monuments and walls in section 5.34 this information has been used to guide and inform our Historic Environment and Local Heritage policies.
5.69 An overwhelming majority of survey respondents (78.5% (164/209)) considered it very important that our local heritage is protected for future generations. A further 20.1% (42/209) assigned some importance to protecting local heritage with some 60.2% (124/206) admitting to having at least some knowledge of our heritage assets. Respondents demonstrated no
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Campton and Chicksands Neighbourhood Plan (Final Version)
distinction between designated heritage assets (e.g. listed buildings) and non-designated assets, be they buildings, landscape or important features such as views, trees, walls or hedging. Indeed, “attractive views or landscapes” were considered important to our local heritage by some 82.7% of respondents (172/208).
5.70 When asked to identify “views, landscapes, buildings etc.” important to the character and heritage of the parish All Saints Church, Campton Manor and the Glebe (permanent pastures around which Campton village is set) were each identified by some 70% of respondents (Total No. Parish Respondents = 152).
“the views across the Glebe are beautiful, listening to the cows and sheep in the evenings. I feel this is the heart of Campton…”
There was also recognition of the important heritage and parklands at Chicksands, including the green open spaces in which the modern Chicksands Private and Military Estates are based.
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Campton and Chicksands Neighbourhood Plan (Final Version)
A clear appetite to learn more about the local area was also demonstrated by a majority (61.1%) of respondents (118/193).
The view from “Chicksands base looking down to the Priory and Lake” “Chicksands Private Estate – it’s
unique”
Policy CCNP/LHP2 Built Heritage
Development proposals that would adversely affect the built heritage of the Parish (as identified in Appendix 5 and Appendix 6 to this Plan), or would have a harmful impact on its setting, will not be supported.
Encouragement will be given to schemes which pay particular regard to the need to conserve and where possible enhance both the setting of heritage assets, and their architectural, archaeological or historic features of significance.
The policy also supports the following: -
• Presumption against demolition or destruction of a heritage asset unless it can be demonstrated that the asset cannot realistically be repaired or restored • Restoration, renovation and repair which restores former documented use or appearance • Nomination for placement on the Historic England “Heritage@ Risk Register” for any heritage asset considered to be in a poor or deteriorating condition
Conformity References: Objectives LH1, LH2; CSDMP (2009) CS15; CBLP (2015-2035) HE3, EE5; NPPF 8, 20, 28, 100, 185, 189-192, 193-197, 198
Conservation Area, Community Value & Appreciation
5.71 The definition of Conservation Area is an “area of special architectural or historic interest, the character of which it is desirable to conserve or enhance”.
5.72 According to Historic England designation of a Conservation Area “introduces a general control over the demolition of unlisted buildings and provides a basis for planning policies whose objective is to conserve all aspects of character or appearance, including landscape and public spaces that defines an area’s special interest”.
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Campton and Chicksands Neighbourhood Plan (Final Version)
5.73 Once an area has been designated “the local planning authority has a duty to pay special attention to the desirability of preserving or enhancing the character or appearance of the area, in the exercise of its planning functions”.
5.74 There are no areas currently designated as a “Conservation Area” in the parish of Campton and Chicksands. That Campton village has no Conservation Area is in stark contrast to areas designated in most surrounding villages and towns of similar, or perhaps lesser, merit. In excess of 25% of village properties, most in the “historic core of Campton village” may be considered of importance to the character of the settlement and therefore of community value. Many of these heritage assets are set against the backdrop of the historic and still worked pastures, referred to locally as the Glebe. It is, we feel, this combination of distinctive heritage and setting that makes the centre of Campton village a special and strong candidate for designation as a Conservation Area.
5.75 A majority of all survey respondents (56.3% (116/206)) would support the Parish Council in seeking to designate all or part of Campton village as a Conservation Area. Looking at respondents from Campton village alone this figure increased to 60% (96/160). A number of respondents (27.2% (56/206)) indicated that they would like to know more about Conservation Areas. Further information about living in a Conservation Area was provided at consultation events.
“seeking a conservation order is a cracking idea. Let’s keep the character
of the village – protect the trees and design of the buildings”
5.76 With a view to continued provision of valued services, employment, community facilities and a “sense of place & wellbeing” the following heritage assets are of very specific conservation interest:
Campton Village Hall is thought to be late 18th or early 19th century in date with a modern front and side extension. The main building was formerly thatched, but it was reroofed in slate in 1991. The main building was used as the National School when compulsory elementary education started in 1875 until a purpose built school opened in the village in 1876. Whilst unlisted the construction of the main building is very characteristic of the period being part of the historic core of Campton village. The facility is well used and continues to be an important hub for parish events, socialising and activities.
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Campton and Chicksands Neighbourhood Plan (Final Version)
A small barn complex and enclosed farmyard situated off Greenway. These farm buildings, known locally as Glebe Barns, are brick built and typical of late Victorian design, most likely constructed in the 1870’s. Their setting on the Glebe pasture is close to the village centre and they have survived, in farmyard use, and relatively unaltered for the best part of 150 years. The barns demonstrate a positive and very distinctive contribution to the rural village landscape and the setting of listed built heritage within the village centre.
The White Hart public house is Grade II listed and dates back to the 18th century, with some 19th century refenestration. It is constructed of red brick, characteristic of the period, with the front elevation colour washed. This public house is located at the very centre of Campton, within the historic core of the village. It is the only public house in the parish and as such is an important facility and social focus for residents. The retention of the “village pub” is considered essential to maintaining the character and well-being of the parish and its residents.
5.77 There is notable local support for all three buildings to be considered important heritage assets and, as such, nomination as Assets of Community Value (ACV) is a viable option in order to support their conservation. An ACV is generally a building that a community group has asked the unitary authority, in our case CBC, to list as being of value to that community. This is a relatively new legal right, designed to give communities the opportunity to control the assets and facilities that are important to them.
If an asset is locally listed as an ACV, and comes up for sale, community groups could be given a total of six months to put together a bid to buy it.
Unfortunately, formal designation of ACVs is beyond the scope of policy in a NP, but local listing offers some protection and there is clear support from the community to protect specific buildings within the parish. Also see Section 5.45 Community Infrastructure regarding ACVs. A non-policy action is included in Appendix 1 to address this community aspiration.
5.78 It is also important to be mindful of the potential community value of other parish buildings where a change of current use might provide opportunity to establish new facilities or services of value to the community. An example might be the listed permanent buildings of Campton Lower School and Schoolhouse.
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Campton and Chicksands Neighbourhood Plan (Final Version)
5.79 The consultation exercise also highlighted a real sense of pride in the neighbourhood and its heritage. Whilst survey responses demonstrated a high level of existing local knowledge about our local heritage some 61.1% of respondents (118/193) indicated a desire to know more about the listed heritage in the parish.
5.80 The Campton and Chicksands Neighbourhood Plan Steering Group consider that the consultation outcomes relating to “Conservation Area, Community Value and Appreciation”, whilst not appropriate for dedicated policy, are important aspirations for the residents of the parish. For this reason, these aspirations have been captured as Non-Policy Actions in Appendix 1 of this document.
Conclusion
5.81 Our NP consultation process indicated extensive support for the implementation of rigorous policies and non-policy actions covering the conservation of heritage assets in the parish both listed and undesignated. It is recognised that our local heritage assets are vulnerable to change and that the conservation of these assets cannot be taken for granted. Consultation respondents demonstrated a resounding desire that these heritage assets are recognised and actively safeguarded for future generations.
The policies documented above together with the recommendations of the non-policy actions meet the Local Heritage Vision & Objectives outlined in Section 4 of this document.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Community Services - Background Information
5.82 Most mainstream Community Services used by the residents of Campton and Chicksands are located in the neighbouring town of Shefford or in other major service centre towns e.g. Biggleswade. This includes facilities such as Doctors, Dentists, Garages, Supermarkets and other retail outlets. Schooling for children of Middle and Upper School ages is also provided outside of the parish.
Within the parish there are the core services commensurate with a rural community including a Lower School, Village Hall, Recreation Ground (with a play area) and Church. There is also a public house and a pre-school nursery. With the exception of the nursery all these community facilities are located in Campton village.
“Rural environment and friendly
nature of all residents.”
Both the Village Hall and All Saints’ Church are regular venues for community events and local clubs supporting social well-being of local families and the community as a whole.
5.83 Throughout the consultation process, whether through public consultation events, or in the 2018 Survey it was made clear which services were important to the community.
These include:
All Saints’ Church and Graveyard
5.84 Located in the centre of Campton village, All Saints’ Church is used for worship and community events. As a Grade II listed church it is important that the structure is preserved and the current footprint maintained. A place of worship has been on this site since the 13th century and it holds war memorials, the crypt of the Osborn family and the grave of poet, Robert Bloomfield. The tower holds three old bells, two dating from circa 1520.
Currently All Saints’ Church is equipped with a hearing loop, disabled access and facilities, and a meeting room. There are a variety of social events and entertainment held in the church throughout the year. The 2018 Survey showed the church is used regularly either weekly or monthly by those respondents who use the church. There was also a good awareness among residents of the groups meeting at the church: of activities such as Coffee and Chat, Bell Ringers and Campton Community Choir.
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Campton and Chicksands Neighbourhood Plan (Final Version)
The church graveyard is closed and insufficient to accommodate burials, although the internment of ashes is currently possible. The CCPC pay a precept together with Shefford Town Council to a Joint Burial Board for the administration, upkeep and future expansion of the cemetery off Campton Road in Shefford and part of the graveyard at All Saints’.
Campton Village Hall
5.85 The Village Hall was originally built as a thatched village school with teacher’s accommodation upstairs. The building is owned by the Diocese of St Albans but is rented out through a joint agreement with the CCPC and the Parochial Church Council of All Saints’ and managed by a Village Hall Management Committee.
“I feel the Village Hall is a great asset” “Very useful facility for residents”
The Village Hall can be booked and used for social activities or classes. 44.1% of respondents (86/195) to the 2018 Survey use the Village Hall, of which 23.4% use it monthly. There is good awareness of the groups meeting there including the gardening club and carpet bowls. The hall is also used for meetings of the Parish Council and is used as the Polling Station in local and general elections.
The Village Hall has central heating, disabled access, hearing loop, sound system, large hall and meeting room, toilets and facilities for serving simple refreshments. There is also an enclosed garden enabling safe outdoor space for young and old.
Campton Recreation Ground
5.86 The Recreation Ground was gifted to the parishioners of Campton in 1920 in memory of those who fell in World War 1, specifying in its covenant that the ground is for the pleasure and recreation of the residents of Campton. In addition to regular use by the Lower School and Shefford Town and Campton Football Club it is an important green space regularly used by residents for dog walking, recreation and community events such as the celebration of the Queen’s Diamond Jubilee in 2012. 18.2% of responding residents use the ground at least weekly and 28.3% on a monthly basis (Total No. of Respondents = 187).
“multi-use pavilion on the recreation ground so actual villagers benefit as this land was gifted’ ”make it easier for residents to use the recreation ground for 1 or 2 events to socialise each year”
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Campton and Chicksands Neighbourhood Plan (Final Version)
There is a children’s play area within the ground which is maintained by CCPC. Some 22.0% of respondents (38/173) in the 2018 Survey reported using the area at least monthly.
Campton Recreation Ground is recommended as a candidate for LGS in Appendix 3 of the Campton and Chicksands GI Plan (submitted as a supporting document with this NP).
The Campton and Chicksands GI Plan (submitted as a supporting document with this NP) identifies a significant deficit of recreational or amenity areas in the parish and at NP survey there was good support across the parish for an additional play area within the parish. Indeed, creation of a play area at CPE is identified as a project in Appendix 4 of the GI Plan. However, recognising the consultation concerns raised regarding the private status of CPE and responsibility for maintenance/insurance costs this NP makes no specific recommendations regarding a new play area for CPE.
White Hart Public House
5.87 This Grade II listed building dates from the 18th century and is now the only public house in Campton village. Regular social events such as music nights and quizzes are well attended. From the 2018 Survey, 29.3% of respondents (56/191) reported using the pub at least monthly and 22.0% use it weekly. There is a good awareness of the activities such as darts, cribbage, dominoes and petanque tournaments held at the pub.
Campton Academy (Lower School)
5.88 The School is currently managed by the Bedfordshire Schools Trust (BEST). Until late 2020 it was managed by the Local Authority CBC. It is situated adjacent to the Recreation Ground in Rectory Road and the playground has access so that the Recreation Ground can be used for play times and sporting activities during the summer months. 11.6% of respondents (19/164) to the 2018 Survey indicated that they use the School daily. Despite the recent transition to management by BEST it seems almost certain that Campton Academy will close, perhaps as early as 2023. This planned closure is an outcome of the CBC “Schools for the Future” consultation exercise that reported in January 2020 and is driven in part by the planned move from a three-tier to a two-tier educational system in Central Bedfordshire. CBC’s proposal is to relocate Campton Academy (Lower School) a new build higher capacity primary school in Hitchin Road, Shefford in 2023 as part of its transition to a Primary School. The closure of the village School will be seen by many as a major loss for the community.
“Like community and school.”
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Campton and Chicksands Neighbourhood Plan (Final Version)
Monkey Puzzle Nursery
5.89 The nursery occupies a building erected for a school adjacent to Campton Plantation and is privately run. Places are offered for children from 3 months to school age. 5.9 % of respondents (10/169) from the 2018 Survey use this facility.
Community Services Policy
5.90 There is strong support from the community for existing facilities to be retained and to prosper. They are currently well used and should be protected from development that is not associated with their current use. In the 2018 Survey, respondents gave suggestions for increasing the use of certain facilities for social, educational or business activities. It should be noted, however, that some of these are run by volunteers.
Policy CCNP/CIP1 – Protection of Local Community Facilities
The identified community facilities are: -
All Saints’ Church Campton Academy (Lower School) Campton Village Hall The White Hart Public House Campton Recreation Ground and Children’s Play Area Monkey Puzzle Nursery
Development that would result in the loss of these community facilities will not be supported unless the following can be demonstrated: -
• The proposals include alternative provision on a site within the parish of equivalent or enhanced facilities. Such sites should be accessible by public transport, walking and cycling and have adequate car parking, or • Satisfactory evidence (including independently marketed for at least 12 months) to demonstrate that there is no longer an economic justification to protect the asset, or • It can be demonstrated that the proposal would be of benefit to the local community and will outweigh the loss of the existing facility.
Conformity References: Objective CI1; CSDMP (2009) CS15; CBLP (2015-2035) HQ3, EE13; NPPF 91,92,96,97,185.
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Campton and Chicksands Neighbourhood Plan (Final Version)
Policy CCNP/CIP2 – Provision of New Community Facilities
Proposals that diversify or extend the range of community facilities will be supported provided that the development: -
• Will not result in unacceptable impact on the highway network or to residential amenity; and • Will not generate a need for parking that cannot be adequately catered for; and • Is of a scale appropriate to the needs of the locality; and • Is sustainably located for residents of the parish who wish to walk or cycle.
Conformity References: Objective CI2; CSDMP (2009) CS14; CBLP (2015-2035) HQ1; NPPF 180,181,182.
Additional Outdoor and Play Areas
5.91 Currently, the Recreation Ground in Campton and the White Hart public house are the only two areas where children’s play areas are located. The emphasis in each case is to provide equipment for young children and there is scope to provide recreational equipment that covers a wider age range than present.
Play Area Policy
5.92 There is currently a children’s play area on the Recreation Ground in Rectory Road, Campton which is easily accessible for children living in Campton village or who attend Campton Academy (Lower School). There are also play areas provided with the military housing on UKStratCom Chicksands, but these are not open access. Throughout the consultation we have been made aware of the requirement for an additional play facility at CPE. Residents at CPE do not have a play area for their children and families with young children find it challenging to have to walk with a pushchair from the estate to Campton Recreation Ground. There are also concerns about unaccompanied children crossing the A507, even using the pelican crossing, to get to Campton.
“A childrens play area at Chicksands
would be amazing. Its abit of a walk to Campton recreation ground (along a dodgy path)”
5.93 In the 2018 survey 41.6% (86/207) of respondents supported having a children’s play area at CPE; 9.7% (20/207) were not in favour and 48.8% (101/207) had no opinion (many of of these being Campton residents). Considering only CPE respondents 57.1% (24/42) considered that a second play area at CPE would be beneficial, 26.2% (11/42) were not in favour and 16.7% (7/42) had no opinion.
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Campton and Chicksands Neighbourhood Plan (Final Version)
5.94 As the CPE communal amenity areas are owned by Annington Housing and managed by Preim Ltd/Residents Committee, permission would need to be sought for the installation of a play area and a suitable site identified where any noise would not cause disturbance to nearby residents. CPE is a private estate, and some residents are concerned about responsibility and funding for installation, maintenance and insurance while others are concerned about use by families from outside of the estate. Further work and consultation would be required in order to provide a play area at CPE; but CCPC do recognise the high level of support identified at survey.
5.95 Should there be any development in Campton village the current play facilities may not support the increase in population, therefore a new play area may be needed within the development. Given the concerns about childhood obesity due to lack of exercise, it is important that appropriate provision for children should be made. Play areas also provide a social environment for both children and parents alike, particularly with working parents driving their children to school and dropping them off at the school gate and therefore not finding opportunities to network with other parents.
5.96 No sites have been specified for the location of new play areas in this NP, but any community proposals will be considered and consulted on by the CCPC. The appropriateness of any proposed sites will need to be assessed against their availability and suitability before any further action can be taken.
Policy CCNP/CIP3 – Provision of Outdoor Facilities
Sustainable proposals to increase provision of additional outdoor facilities for a range of ages, over and above those that already exist, will be supported when: -
• Sited at a suitable location convenient to where families live, and safe for public access but where disturbance to nearby residences can be kept to a minimum. • Any new play area sites identified are subject to extensive community consultation on provision, maintenance and funding.
All new facilities should be designed in accordance with relevant national governing body guidance.
Conformity References: Objective CI3; CSDMP (2009) CS3; CBLP (2015-2035) EE13; NPPF 7,9,17,69,70,73,171.
Allotments and Community Growing Space
5.97 Parish Councils are required by law to establish allotments where there is evidence of demand from the community. In the 2010 Parish Plan and in the Neighbourhood Plan Survey consultation residents have demonstrated a need for allotments (31.8% of respondents (56/176)). In the CBC Local Plan it was noted that if new development in the parish were to take place then land for allotments could be made available.
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Campton and Chicksands Neighbourhood Plan (Final Version)
“What about land for allotments”
In addition to allotments, residents supported provision of a community orchard and wildflower area. Creation of local green spaces could make an important contribution to the health and well-being of the community.
Policy CCNP/CIP4 – Allotments and Community Growing Spaces
Proposals for the provision of allotments and community growing spaces will be strongly supported. Space should be set aside to meet the expressed local need.
Conformity References: Objective CI4; CSDMP (2009) CS3, CS4, CS13, DM17; CBLP (2015-2035) EE13; NPPF 91,92,127
Educational Facilities
5.98 Campton Academy (Lower School) is sited in a Victorian building dating back to 1875. The present main building is also Grade II listed. As a Lower School it offers education up to year 4 and is rated as Outstanding by OFSTED. The school is an essential community asset as its intake is drawn from both Campton and CPE, but the majority of children do come from the UKStratCom military base.
5.99 In order to increase its capacity, in 1990, extra accommodation was provided by the addition of two prefabricated classrooms. These are still used today, even though the accommodation was originally given planning permission for only two years and has been subject to re- approval every three years since 1992 with a recommendation that further approval should not be sought and a permanent structure provided. The CBC conservation officer, at each re- approval, has recommended that any new structure should be in character with the school and its surroundings.
Educational Facilities Policy
5.100 Support for improved classroom facilities was endorsed by residents in the 2011 Parish Plan. Concerns about the renewal of planning permission for temporary facilities have also been repeatedly discussed at CCPC meetings. The governing body of the school also discussed this matter in March 2019 and was in agreement with the proposal for improved facilities within the parish. Preference was for either a new, extended facility on the current site or for an alternative site to be found within the parish.
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Campton and Chicksands Neighbourhood Plan (Final Version)
5.101 Current (February 2021) uncertainty over the future of lower/primary schooling within the parish with the expectation that relocation of students to a higher capacity primary school in Shefford puts some doubt over the inclusion of Policy CCNP/CIP5 in the final version of this Neighbourhood Plan. In recent months, the school has been become part of the Bedfordshire Schools Trust (BEST), but it still seems likely it will close at the current site in 2023. The Parish Council continue to consider potential options for retaining schooling for the youngest of our students within the parish or repurposing of the School building for the community.
Policy CCNP/CIP5 - Facilities at Campton Academy (Lower School)
To promote the improved maintenance of classroom facilities at Campton Academy (Lower School), proposals will be strongly supported, provided: -
• Any replacement facilities are in keeping with the character of the current school building and its surroundings. • Are approved by the CBC Conservation Officer as fit for purpose and appropriate for a Grade II listed building. • That any extension does not encroach on Campton Recreation Ground. • It can be demonstrated that there is still a demand for places at the school within the lifetime of this Plan.
Should the school close then repurposing of the permanent listed buildings and grounds for use by the community will be supported.
Conformity References: Objective CI5; CSDMP (2009) CS3; CBLP (2015-2035) HQ3; NPPF 94
Assets of Community Value
5.102 From the evidence of public consultations, existing facilities that enable people of all ages to maintain healthy lives, engage in interests and leisure pursuits and safeguard the future of the local communities in the parish are to be valued and protected.
The White Hart public house, Campton Academy (Lower School) and Campton Village Hall are considered important facilities for residents of the parish as a whole supporting social, learning and leisure activities vital to maintaining the village way of life.
Section 5.3 Local Heritage has further details on Assets of Community Value and a non-policy action is included in Appendix 1 supporting this aspiration (Community Infrastructure Objective CI6).
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Campton and Chicksands Neighbourhood Plan (Final Version)
Introduction
5.103 The settlements of Campton and Chicksands are separated by the busy A507. The rural village roads of Campton have two junctions with the A507 and this can result in “rat run” use by motorists at busy times. Campton is also a through route to the surrounding villages of Gravenhurst and Meppershall. Most of the light and heavy industry based in the parish uses the road network in Campton to gain access to the A507/A600 and further afield with subsequent issues of large vehicles on rural roads.
Chicksands Private Estate has only one residential road in/out and does not suffer from through traffic. This provides an exceptionally safe environment from a transport and movement perspective.
Shared facilities like schooling, organised recreation and social facilities are based in Campton village. A pedestrian crossing aids movement across the A507 and school transport (coaches) provides safe passage of students between Chicksands and the lower school in Campton. However, there are other sites where crossing is less well supported.
Public transport is limited to commercial bus services and community transport services offered by the Greensand Country project and the local authority.
Key Issues
5.104 Analysis of the recent questionnaires in 2017 and 2018, two consultation evenings and Parish Council Meeting Minutes indicated that members of the Neighbourhood Plan Area are concerned about:
1. Speed of traffic through the villages. Introduce reduced speed zones. 2. Inappropriate parking in the villages (Campton and CPE). Address parking issues in specific congested areas. 3. Junctions at the A507/A600 from Greenway and the access to the Monkey Puzzle School. Investigate options to improve safety in these key areas. 4. The amount of Large Goods Vehicle (LGV) traffic through the village of Campton (specifically along Gravenhurst Road and Greenway). Quantify the issue and understand the implications and ramifications. 5. Access for pedestrians, cyclists and people with reduced mobility to many of the area’s facilities. Improve access to local facilities for all users. 6. Improved public services and cycle paths to surrounding settlements and railway stations to enable the public to reduce the amount of private car usage. 7. Alternative routes for LGVs. Investigate options for new alternative routes. 8. Improved bus services. Increase routes and more regular service. 9. Streetlighting in the parish. In Campton many are not in keeping with their setting, e.g. rural village, are uneconomical, not environmentally friendly and often direct unwanted light into residents’ homes.
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10. The condition of roads and paths within the Neighbourhood Area. Ensure that roads and pathways are properly maintained to prevent damage to vehicles and injury to users. 11. Hedges and footpath maintenance. Plants overgrowing roads and pathways should be regularly trimmed to maintain access. 12. The amount of street signs within the neighbourhood area should be reduced.
5.105 There were a number of suggestions for traffic calming but also there was a sizeable opposition to speed bumps and chicanes which were seen to hinder the free flow of traffic and have a significant noise impact in the area of use. With the prospect of automatically speed-limit controlled vehicles in the not too distant future, the need for speed ramps and chicanes may not be required. However, in the shorter term some form of traffic calming should be considered. The use of speed warning signs, speed cameras and neighbourhood speed watch groups during suitable periods can provide effective monitoring of traffic movements. The introduction of a 20 mph speed limit around the centre of Campton (adjacent to All Saints Church on Greenway to the junction of Gravenhurst Road and Campton Road and along the length of Rectory Road) would be supported (see Figure 12) in order to slow traffic around the school, church, village hall and public house areas.
Figure 12 - Map to show location of suggested speed restrictions
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Campton and Chicksands Neighbourhood Plan (Final Version)
“Definitely agree with traffic calming - Hate speed humps. Like smiley faces”
“Traffic calming - zero chicane or speed bumps. Possibly smiley faces”
5.106 A traffic survey (speed, quantity and type of vehicle) was carried out between 20th and 26th February 2017; however, this was conducted during the school half term holiday week and therefore did not provide realistic and fully representative data to base any decisions on. A new survey should be conducted at a more representative time to ensure accurate data can be gathered to support future planning decisions.
5.107 There was a general consensus in the survey that more should be done for cyclists, pedestrians and people with limited mobility and to encourage more people to leave their cars at home for shorter journeys. Many of the attractions and facilities in the area are only accessible to fully mobile pedestrians. Increasing the number of cycle paths, bridleways and improving the access gates to allow people with limited mobility and pushchairs would encourage people to get out more and enjoy the local area.
5.108 Two junctions are causing concern: from Greenway to the A507/A600 and the access to the Monkey Puzzle School and Campton Plantation at the roundabout where the A507 and A600 meet. These should be redesigned to make improvements to the safety for all users, in particular cyclists and pedestrians (see Figure 13).
Figure 13 – Issues around A507/A600 junctions
5.109 Inconsiderate parking was a big issue within the survey and in the CCPC meetings. The majority of these issues were for fairly short periods centred around specific times throughout the day. Parking around the residential areas of CPE was also seen as a growing problem with a lack of off-street parking for houses with multiple vehicles whilst there are many grassed areas that could potentially be utilised to ease the parking situation. Over 60% (Total No. of
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Respondents = 200) of people responding to the public survey sited parking as an important transport issue.
“Too much parking on the bend on Greenway near the phone box resulting in dangerous situation for pedestrians, cyclists and motorists as well as parking on verges - unacceptable destruction of grass”
“Prevent parking on pavements and footpaths and grass verges”
5.110 Vehicle weight restrictions should be reviewed throughout Campton village however it was recognised that local businesses operating between Campton and Upper Gravenhurst would require an alternative route. In the shorter term the application of a movement restriction for LGVs (to avoid early mornings and school times, for instance) may help to lessen the direct impact of noise in the quiet hours and also reduce the heavy traffic around busy school times. With the majority of parked traffic away from the village during business hours this should also help to prevent damage to vehicles and kerbs within the narrow streets.
5.111 Introducing reduced speed limits and weight restrictions without suitable monitoring and enforcement was not deemed an acceptable solution.
5.112 Improved public transport, at suitable times, and the creation of linked cycle ways to surrounding parishes and local railway stations, for commuters, would be supported and any future developments should ensure that these considerations are intrinsically embedded within the plans.
5.113 Streetlights in and around the area should be upgraded at an opportune point to the more economical LED / environmentally friendly type lights but should also be of a traditional style befitting a rural village community. The beam of light should be directed downwards, limiting light pollution, whilst ensuring that the streets are maintained in a safe condition at night to help reduce crime and support safe movement.
5.114 The condition of the roads and paths within the neighbourhood area should be regularly monitored and repairs carried out in a timely manner to ensure the safe and efficient movement of all road users and pedestrians. The public should be encouraged to report damage either online, by telephone or by hard copy correspondence.
5.115 Hedges and paths should be maintained throughout the year to ensure free and unhindered movement. Landowners should ensure that they maintain their boundaries to prevent obstruction of roads and pathways. Neighbourhood Help Schemes, with suitable training could be used to help support the lighter trimming activity and support council activity to reduce the burden on public funds.
5.116 Proposals outlined above are not addressed directly by policy but are included in the Non- Policy Actions in Appendix 1.
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5.117 The amount of street signs within the neighbourhood area should be reduced. It was generally felt that traditionally styled signs were more conducive to creating the rural ambiance of the village. Figure 14 gives some examples of traditional styles.
“Take unnecessary signs down”
“Upgrade Village signs”
Figure 14 – Traditional styled signs
5.118 The outcomes of all evidence gathering and consultation with regards to Transport and Movement within the parish, not relating specifically to land use, are addressed within Appendix 1 to this Plan – Neighbourhood Plan Non-Policy Actions.
These include:
NPA/TM1 Speed Limits NPA/TM2 Parking NPA/TM3 Road Junctions and Safety NPA/TM4 Commercial Traffic NPA/TM5 Accessibility (Pedestrians and Cyclists) NPA/TM6 Public Transport and Cycle Paths NPA/TM7 Traffic Calming NPA/TM8 LGV Alternative Route NPA/TM9 Bus Services NPA/TM10 Streetlights NPA/TM11 Highways Maintenance NPA/TM12 Hedges & Pathways NPA/TM13 Local Signage
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Campton and Chicksands Neighbourhood Plan (Final Version)
Background Information
5.119 The 2011 Census showed that Campton and Chicksands Parish had 1009 people in employment, which was 79.4% of the economically active population. There was a spread of occupations across the spectrum, although the majority (43.2%) were in public administration and defence occupations. A significant proportion of adult residents have qualifications at Level 4 or above (37.7%).
Employment opportunities in local government exist in Chicksands due to the location of the CBC offices at Priory House and adjacent to this lies the defence establishment in the UK Strategic Command owned by the Ministry of Defence (UKStratCom Chicksands).
There are also small to medium enterprises based at Sandy Warren in Chicksands and at Highlands in Campton. In all instances the majority of employees come from outside the parish. From the 2018 NP Survey, 77 % (100/130) of those in employment and who live within the parish either commute outside the parish or are in home-based employment. Most businesses lie outside the settlement envelope.
5.120 The location of the parish makes it an ideal area for commuters to local centres of employment and with close proximity to good rail and road connections to Stevenage, Bedford, Milton Keynes, Luton and London.
5.121 There are also farms within the parish although these are mainly smaller holdings, some being leased from landowners and some larger fields cross the parish boundary into the neighbouring parish of Meppershall.
5.122 There has in the past been both a post office and shop in the village of Campton but this closed due to lack of viability. The ex-post office/shop is now a residential property. There have previously been two pubs in Campton village but today only one remains, The White Hart.
5.123 Although there are established businesses in the parish it is not considered likely that any new development would attract additional business to the area. There are currently no empty or disused buildings that could be converted for re-use as business premises.
5.124 The residents’ survey of 2018 found:
• There was little or no support for additional businesses or services within the parish, although a few residents expressed a desire for a village shop. • Residents complained about LGVs passing through the area to local businesses, together with delivery vehicles causing traffic congestion, damage to road surfaces and concerns about the structural integrity of housing near to the road. • Factors which restrict business are mainly economic (40% (4/10)) and lack of suitable infrastructure (20% (2/10)).
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11. FTF Worldwide Event Management
11
Figure 15 - The Location of Major Businesses in the Parish
Support for Small Businesses
5.125 The first issue is whether there is any possibility for the provision of employment-related activities within the parish other than home-based working. Any employment related provision could be through the re-use of existing buildings, including any empty or disused buildings but which lie outside the settlement envelope. The CBC Pre-Submission Local Plan does not include any allocation of sites for the development of new businesses or for employment opportunities in the neighbourhood area. It is considered, therefore, that there is no need for this NP to allocate any land for employment development opportunities. In addition, the NPFF and the Economic Development Plans of CBC already give support and encouragement to the re-use of redundant farm buildings and this Plan supports such re-use.
5.126 The second issue relates to the provision and level of service for superfast fibre broadband and mobile phone coverage in the parish, which is a considerable concern for residents. This is of significance given the current level of home working and the desire to lower carbon footprint by limiting car usage in travelling to work. Although there has now been high speed fibre broadband installed in Campton village, there is still no coverage outside of the settlement area or to all properties at CPE. This Plan supports any proposals that will enable a better level of service.
5.127 In addition, one of the valued community assets is the White Hart public house in Campton. In Appendix 1, the Non-Policy actions include listing the pub designated as an Asset of Community Value to ensure that the village retains this resource. This supports Objective CCNP/BE1.
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5.128 The NPPF supports rural enterprise and therefore there is no further need for a policy in this Plan.
Policy CCNP/BEP1 - Support for Development of Small Businesses
Proposals for the development of small business will be supported where they involve: - • The conversion of existing buildings; and • The diversification of existing rural enterprises.
All such proposals will be assessed against the following: - • Impact upon residential amenity, including noise and pollution. • Access, traffic and car parking arrangements. • Impact upon the landscape and character of the area. • Design.
Conformity References: Objective BE1; CSDMP (2009) CS11; CBLP (2015-2035) EMP1, CC1, DC1; NPPF 83, 84
5.129 64.2% (131/204) of residents who participated in the 2018 Survey are in full or part-time employment of which 77% (100/130) work outside of the parish. 26.4% of respondents (34/129) are self-employed of which 70% work from home within the parish. It is important to support the opportunities that exist, e.g. homeworking, rural diversification and farming in order to ensure that the parish retains its agricultural heritage and rural character.
Broadband Provision
5.130 Background Information:
During 2016, Openreach installed Superfast Fibre Optic Broadband in Campton village. This was a pilot to troubleshoot broadband provision in rural areas. At the time of writing (February 2021), Superfast Fibre broadband has not been installed at the CPE.
“Internet speeds around the village perimeter are diabolical. This affects
home workers and local businesses/farms adversely”
5.131 In the consultation, concerns were expressed that there is limited access to fibre broadband in Campton and Chicksands making connection to the internet both slow and unreliable. This is a limitation both for domestic and business users. Many businesses have a virtual presence but there is a marked shift towards online sales for retail and even small businesses operate online banking accounts.
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Policy CCNP/BEP2 - Provision of Superfast Fibre Optic Broadband in New Development
All new residential, commercial and community premises should be served by a superfast fibre optic broadband connection installed on an open access basis.
The only exception will be where it can be demonstrated through consultation with Next Generation Access (NGA) providers that this would not either be possible, practicable or economically viable. In such circumstances sufficient and suitable ducting should be provided within the site and to the premises to facilitate ease of installation at a future date on an open access basis.
In particular, the following provision will be strongly supported: -
• The provision of superfast fibre optic broadband to residences on the Chicksands Private Estate.
Conformity references: Objective BE2; CSDMP (2009) DM3; CBLP (2015-2035) EMP2, HQ5; NPPF: 112
Milton Keynes, Central Bedfordshire and Bedford Joint Local Broadband Plan, April 2012.
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Campton and Chicksands Neighbourhood Plan (Final Version)
6.1 Continual review of the Plan is fundamental to ensuring that it is being implemented correctly and remains relevant during its intended lifetime (up to 2035). This Plan will be monitored and subject to review within 3-5 years to ensure that the outcomes match the objectives and to make amendments if these are not being met. The responsibility falls to the Parish Council to maintain the Plan as a living document and revise where necessary.
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Appendix 1 – Neighbourhood Plan Non-Policy Actions
7.1 Non-Policy Actions are based around the key aspirations of parishioners identified during the community consultation for this Neighbourhood Plan. Whilst not directly associated with local policy on land use and therefore not candidates for policy within the main plan, they are clearly focused on resolution of community issues. These actions once addressed are seen as providing a range of benefits to the community, be it in the provision of new or improved services, highway safety, protection of assets or supporting social activities and well-being. Many of these actions are also reflected in the extended GI Plan Action Plan (Appendix 4).
7.2 The Non-Policy Actions listed below will be reviewed by CCPC annually with a view to addressing the issues.
Environment & Green Infrastructure Notes Partners Non- Policy Actions
ISSUE – Litter in public places within the parish. NPA/ENV1 - Litter Promotion through CCPC Organise litter picking days bi- Neighbourhood Magazine, CBC annually. Equipment supplied by CBC or Parish Residents CCPC.
OUTCOME – A reduction in litter in public places within the parish
ISSUE – Dog mess waste bins not sited on public paths NPA/ENV2 – Waste Bins These paths are commonly used CCPC (Installation) Provide dog mess bins at the by dog walkers. CBC (Emptying) entrance of FPCA3 and FPCA5.
OUTCOME – Dog mess waste bins provided on these public footpaths
ISSUE - Dog mess waste bins not sited within Chicksands Private Estate NPA/ENV3 – Waste Bins Signage also required. CCPC (Installation) Provide dog mess bins at Chicksands Preim Ltd / Residents Private Estate. CBC (Emptying)
OUTCOME – Dog mess waste bins provided in open spaces at CPE
ISSUE – Maintenance of local footpaths is variable within the parish NPA/ENV4 – P3 Scheme CBC P3 Scheme supports CCPC Organise recruitment of volunteers volunteers in the management CBC for CBC P3 Scheme. of local footpaths. Parish Residents Survey respondents have volunteered for this scheme.
OUTCOME – Improvement in maintenance of local footpaths
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ISSUE – Awareness and signage of local “Rights of Way” is variable within the parish NPA/ENV5 – Rights of Way Signage Local promotion of established CCPC Provide and install “Rights of Way” “Rights of Way” was strongly Preim Ltd /Residents maps in Campton village and supported in the NP survey. Chicksands Private Estate.
OUTCOME – An improvement in awareness and signage will encourage use of footpaths etc.
ISSUE – River Flit footpaths have no benches for sitting or occasional picnics NPA/ENV6 – River Flit Picnic Area Landowner permission required Land Owner Organise the removal of in order to progress this action. CCPC undergrowth to enable installation of CBC P3 Scheme picnic benches at points along the Consult nearby residents. River Flit by FPCA3.
OUTCOME- Provision of benches for footpath walkers
ISSUE – Awareness and promotion of local “Rights of Way” was a concern at survey NPA/ENV7 – Rights of Way To be promoted in the Parish NP Environment Resources Newsletter and on the CCPC Working Group Produce a booklet and online Website. CCPC resource promoting local “Rights of Way”.
OUTCOME – An improvement in promotion will raise awareness of local “Rights of Way”
Local Heritage Notes Partners Non-Policy Actions
ISSUE – Local support for a Conservation Area but further information required NPA/LH1 – Conservation Area This Non-Policy Action CCPC (Funding) It is recommended that Campton and recognises the clear and CBC (Guidance) Chicksands Parish Council (CCPC) significant local support for all, Parish Residents (Via seek to appraise the historic core of or part of, Campton village to be further Consultation) Campton as a Conservation Area designated as a Conservation Area. • This would require the Parish Council to fund a Conservation Area appraisal following
guidelines available from
Conservation Officers at Central Bedfordshire Council. • The outcome of this appraisal will determine the viability of the (continued over)
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core of Campton village becoming a Conservation Area. Further public consultation may be required at that stage.
OUTCOME – Further consultation and a formal appraisal of Campton as a Conservation Area
ISSUE – Local buildings are important assets to the community but have no protection NPA/LH2 – Community Value This Non-Policy Action addresses CCPC Identify buildings for designation as the local support shown for the CBC assets of community value and CCPC future conservation of a number Historic England seek to nominate these buildings as of local buildings and their on- Assets of Community Value. going recognition as assets of both heritage and community value.
It is further recommended that CCPC Consult with owners about review heritage assets regularly with inclusion in the local list for a view to further ACV nominations. Campton and Chicksands by CBC.
Also see NPA/CI4
OUTCOME – Nomination of local buildings as ACVs offers some protection re: loss of these assets
ISSUE – Survey outcomes indicated a local desire to improve appreciation of local heritage NPA/LH3 – Heritage Appreciation Provide local heritage CCPC Develop and build upon the high information through digital CBC levels of heritage appreciation locally media, paper publications Friends of Chicksands and ensure easy access to and/or permanent display Priory information on the historic boards. environment and local heritage assets including Central Bedfordshire Establish a local history group or & Luton Historic Environment society. Records (HER).
OUTCOME – Provision of information resources will assist with appreciation of local heritage
Community Infrastructure Notes Partners Non-Policy Actions
ISSUE – Survey outcomes favoured the provision of additional activities for the community NPA/CI1 – Social Activities Ascertain the nature of the CCPC Identify additional social activities recreational and leisure activities Preim Ltd/Residents and leisure pursuits required by the demanded and the infrastructure required to deliver (continued over)
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OUTCOME – additional social and leisure activities will be available for the community
ISSUE – Survey outcomes supported upgrading facilities at the Village Hall NPA/CI2 – Village Hall Facilities Consult with the community to CCPC Prepare a plan to upgrade facilities at understand what is needed and Village Hall Campton Village Hall. why e.g. broadband facilities, Management kitchen. Committee.
OUTCOME – The Village Hall would be able to better provide for a range of uses
ISSUE – Survey outcomes reflected concerns that the sports pavilion required upgrading NPA/CI3 – Sports Pavilion Consult with Shefford and CCPC Support an upgrade to the sports Campton Football Club to Shefford Town and pavilion on the Recreation Ground, understand what is needed and Campton Football Campton. It is acknowledged that the to identify non-public funding Club. pavilion is not a parish asset and is streams that may provide owned by Shefford Town and financial support for Campton Football Club. improvements to the pavilion.
OUTCOME – the sports pavilion would be structurally more robust and have improved facilities
ISSUE – Local buildings are important assets to the community but have no protection NPA/CI4 – Assets of Community List all buildings used for their CCPC Value community facilities, not CBC Identify buildings for designation as currently listed, as assets of Historic England assets of community value. community value. Consult with owners about inclusion in the local list for Campton and Also see NPA/LH2 Chicksands by CBC.
OUTCOME – Nomination of local buildings as AVCs offers some protection re: loss of these assets
ISSUE – Survey outcomes demonstrated strong engagement with the CCPC Newsletter NPA/CI5 – Parish Council Newsletter Identify any additional areas of CCPC Support the continuation and the parish or new development Parish Newsletter outreach of the Parish Council where the newsletter should be Editor newsletter. delivered. Regularly review content to meet the needs of the community.
OUTCOME – The newsletter continues to inform the community as it develops through the lifetime of the NP
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ISSUE – Survey outcomes demonstrated concerns by residents about anti-social behaviour within communal areas NPA/CI6 – Safeguarding Communal Consult with stakeholders to CCPC Areas implement strategies to CBC Develop strategies to deal with anti- safeguard communal areas and Bedfordshire Police social behaviour on the Recreation help users feel secure e.g. CCTV, Force Ground, Campton, and vandalism Streetwatch. ST & C Football Club and graffiti in the underpass at the end of Greenway beneath the A507.
OUTCOME – Anti-social behaviour will be minimised and discouraged, and residents will feel more secure
ISSUE – Survey outcomes demonstrated a willingness of residents to maintain and enhance communal areas NPA/CI7 – Maintenance of Start a Friends of Campton and CCPC Communal Areas Chicksands volunteer group to CBC (including the Establish a parish wide working party take responsibility for the Countryside and to maintain current and future maintenance of communal areas Rights of Way communal areas and clear paths and within the parish as well as officers and their rights of way. footpaths and to provide tools teams) and training to support the group.
OUTCOME – Residents will enjoy and value communal areas, both current and future
Transport and Movement Notes Partners Non-Policy Actions
ISSUE – Evidence supporting the need for lower speed limit in Campton village NPA/TM1 – Speed Limits Ideally this would be from 100 m CCPC Introduction of a 20 mph speed limit east of All Saints’ Church on CBC in Campton village would be strongly Greenway along to the junction supported. with Campton Road on Gravenhurst Road and the whole of Rectory Road (refer to Fig 12). OUTCOME – An improvement in pedestrian safety and traffic flow
ISSUE – Concerns regarding pedestrian safety and congestion caused by inconsiderate parking NPA/TM2 – Parking To help address inconsiderate CCPC Introduction of parking restrictions parking throughout the NP area. CBC and enforcing existing laws would be New parking restrictions where Bedfordshire Police strongly supported. demonstrated beneficial. OUTCOME – A demonstrable reduction in inconsiderate parking in the NP area
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ISSUE – Local concerns regarding A507/A600 road junctions and safety NPA/TM3 – Road Junctions & Safety To ensure best practice and safe CCPC A review pf the layout of the passage for pedestrians, cyclists CBC following junctions on the and vehicles. Bedfordshire Police A507/A600 would be strongly supported. • Roundabout for A507/A600/Ampthill Road. • Junction on A507, in and out of Greenway. OUTCOME – Demonstrable improvements to safe passage for junction users
ISSUE – Concerns regarding safe passage of Large Goods Vehicles on residential roads NPA/TM4 – Commercial Traffic Weight limits and operating CCPC Introduction of restrictions and their times should be considered. Local Businesses enforcement for the movement of Farming Community Large Goods Vehicle traffic within CBC residential areas would be strongly Bedfordshire Police supported.
OUTCOME – A reduction in reported concerns regarding road safety and noise from LGVs
ISSUE – Need to improve accessibility for pedestrians and cyclists NPA/TM5 – Accessibility As appropriate, and in particular CBC (Pedestrians and Cyclists) with access points such as CCPC Measures to ensure accessibility for dropped kerbs, kissing gates and all pedestrians and cyclists will be gateways suitable for prams, strongly supported. pushchairs and reduced mobility users OUTCOME – Improved accessibility for all users
ISSUE – To greater a reliance on car use for local journeys NPA/TM6 – Public Transport and To reduce the amount of private CBC Cycle Paths vehicle usage. CCPC Proposals to improve public Bus Service Providers transport services and cycle paths to surrounding settlements and railway stations would be strongly supported. OUTCOME – Demonstrable improvements to public transport and cycle path provision
ISSUE – Evidence supporting the need for traffic calming is fragmented NPA/TM7 – Traffic Calming The community were not in CCPC Increase monitoring of traffic in favour of speed bumps or CBC subject areas with a view to potential chicanes which they felt did not Speedwatch traffic calming measures. fit in with the rural village Volunteers ambiance. OUTCOME – An improvement in traffic monitoring may strengthen the case for traffic calming
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ISSUE – Commercial LGV traffic on village roads is noisy and can cause congestion NPA/TM8 – LGV Alternative Route Consider opportunities to CCPC Investigate the practicality of a link provide alternative routes for CBC road to avoid LGV’s passing through commercial traffic. Campton village.
OUTCOME – Regular reviews may identify an opportunity to re-route a majority of this traffic
ISSUE – Level of bus services and scheduling requires a review NPA/TM9 – Bus Services Consult with bus companies to CCPC Investigate options to improve public request a review of all bus Bus Service Providers bus services and scheduling (times of schedules to ensure wherever availability and destinations). possible that services are meeting the requirements of residents.
OUTCOME – Bus services and schedules to better meet the needs to residents
ISSUE – Many Streetlights rely on old technology and are inefficient NPA/TM10 – Streetlights Look to ensure that light beams CCPC All streetlights within the area should are directed towards the ground CBC be replaced on an opportunity basis and do not impinge on residents. Preim Ltd/Residents to provide a traditional style of light encompassing the benefits of LED environmentally friendly technology.
OUTCOME – A transition to modern and efficient LED lamps in keeping setting
ISSUE – Many local highways and pathways are in a poor state of repair NPA/TM11 – Highways Maintenance This is primarily a reporting CBC Ensure that roads and pathways are requirement. CCPC (Verges) properly maintained to prevent Parish Residents damage to vehicles and injury to (Report issues to users. CBC)
OUTCOME – Encourage early reporting of highways issues and their resolution
ISSUE – Maintenance of local footpaths is variable within the parish NPA/TM12 – Hedges & Pathways A call for volunteers could help CCPC Organise a call for volunteers to provide additional resources and CBC P3 Scheme assist with maintenance of assist existing maintenance hedgerows and local pathways. teams.
OUTCOME – Improvement in maintenance of local footpaths (See NPA/ENV4)
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ISSUE – Signage in public places can become irrelevant and inappropriate over time NPA/TM13 – Local Signage Consult on removal of CCPC Review all signage within the inappropriate or outdated CBC Neighbourhood Plan area to ensure it signage. NP Transport and is relevant, appropriate and not Movement Working excessive. Group
OUTCOME – Signage is relevant, appropriate and commensurate with a rural community
Business and Employment Notes Partners Non-Policy Actions
ISSUE – Residents have reported lack of coverage for mobile communications from some providers NPA/BE1 – Mobile Communications Local residents should be CCPC Weak mobile phone signals from encouraged to switch to a more CBC some mobile communications suitable phone service or providers. complain directly to their provider regarding the current level of service. OUTCOME – Improved mobile communications, irrespective of provider
ISSUE – Survey outcomes demonstrated support to have a business directory so that residents are aware of businesses that operate within the parish NPA/BE2 – Local Business Directory Consider ways of compiling a CCPC Develop a local business directory for local business directory to Parish Newsletter inclusion annually in the parish promote local businesses, Editor newsletter. particularly small businesses with limited resource for advertising. OUTCOME – Residents are aware of businesses they can access within the parish
ISSUE – There are currently limited opportunities for large businesses and smaller enterprises to network with each other NPA/BE3 – Business Networks Set up a meeting between CCPC and Explore options for networking managers/proprietors of Local Businesses between small and larger businesses businesses in the area and the for the sharing of experience and Parish Council to ascertain a good practice. need for such a partnership and how a business support network might operate. OUTCOME – Improved opportunities for businesses to network and share good practice
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ISSUE – There are no regular events for residents to access goods or services provided by small businesses within the parish NPA/BE4 – “Artisan” Fayres Identify a suitable venue to host CCPC and potential Hold a regular “Artisan” Fayre within stalls selling locally produced stakeholders Campton village. goods or services.
OUTCOME – Opportunities will be created for the hosting of regular fayres to support local businesses
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Appendix 2 - Environment and Green Infrastructure - Photograph Gallery
7.3 One of the more pleasurable and enlightening aspects of working in the Environmental and Green Infrastructure group was walking and documenting the paths and bridleways of the neighbourhood. It was evident that if one is prepared to venture beyond the Campton and Chicksands centres, then there are many beautiful scenic paths, bridleways and topics of interest.
7.4 This photo gallery shows just a few of the many photos taken during this aspect of the work. Noteworthy is Chicksands Wood with its annual carpet of bluebells and the view of Penseroso Grove from the little used foot path FP CH6.
This gallery of photographs supports the “Environment and Green Infrastructure” section 5.2.
Campton Plantation
Two from a number of wooden sculptures that can be found in the Campton Plantation
The Bridleway BW CA2 within Campton Plantation leading to the River Flit
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The Glebe
The Glebe, a favourite view of Campton residents
One of a number of mature trees that are within the Glebe
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Chicksands Wood
The central permissive path within Chicksands Wood.
In late April parts of Chicksands Wood are carpeted with Bluebells
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A monument in Chicksands Wood to George Montague Dunk Earl of Halifax.
A monument in Chicksands Wood to the memory of Henry John Robert Osborn.
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Open Green Spaces
A view of the wider Glebe fields from Priory Road
The gated entrance and path leading to the Recreation Ground means the noise and dangers of traffic are excluded
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Paths and Bridleways
The John Bunyan Trail BW CH4 forms a Northern border to the Neighbourhood. Sections of the path are suitable for all weathers and children’s buggies.
Penseroso Grove can be viewed from the little used path FP CH6
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A view of Rowney Warren from the little used path FP CH6 near Druids Grove
The path FP CH6 within the Sandy Smith Nature Reserve
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Path FP CA3 located at the end of Mill Lane is popular with residents due to its proximity to the centre of Campton village. At the end of the track in the photo is a possible location for riverside picnic benches
Path FP CA3 follows the River Hit and is a route to Meppershall and Shefford
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Appendix 3 – Environment and Green Infrastructure – School Questionnaire Results
7.5 The NP EWG wished to obtain the views of local children on the Green Spaces they like to visit and the activities they do whilst visiting these sites. Also their opinions on what they liked to see in the natural environment. The questionnaire was completed in school with the full support of the school staff.
Appendix 3 School Questionnaire Results
Campton Lower School Environment Questionnaire - June 2018
70 responses received from Years 2, 3 and 4
Green spaces visited
Number of children
Campton Plantation 57
Sandy Smith Nature Reserve 13
Chicksands Wood 58
Positive elements of neighbourhood
Topic analysis: from children’s unprompted responses.
People playing x 3 Butterflies x 4 Challenges x 3
Having fun x 4 Rabbits x 1 Hills for bikes x 1
Flowers x 31 View from high up x 1 Rope swings x 4
Trees x 30 Birds x 9 Places for nesting x 1
People on bikes x 1 Resting place games x 1 Skate park x 2
Tidy and nice x 6 Recycling bins x 1 Greenery x 1
Animals/Wildlife x 32 Seeing people make things x 1 Basketball net x 1
Fields x 10 Tennis court x 2 Cycle obstacles x 3
Places to explore x 2 Park x 7 Old houses x 1
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Trees blowing in the wind x 1 Pitches and greens x 1 Plantation/woods x 2
Happy people x 2 Quiet places x 2 Bike jumps x 1
Benches/places to rest x 5 Creatures/insects x 3 Trees for climbing x 1
Bins/dog poo bins x 12 Bike paths x 2 Waterfall x 2
Drivers going at the right speed Dog walkers x 2 Interesting signs/nature x 7 signs x 5
Safe x 1 Dens x 2 Safe places for bikes x 5
Places to explore x 1 Wood carvings x 2 Boats on the river x 1
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Appendix 4 – Environment and Green Infrastructure – School Questionnaire Sample
7.6 The school children expressed their views by drawing pictures or writing key words or short sentences.
Appendix 4 School Questionnaire Sample
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Appendix 5 – Local Heritage – Historic Environment Map
7.7 Further information on the Historic Environment in the supporting Green Infrastructure Plan.
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Appendix 5 (Continued) Historic Environment Map - Key
Number Feature 374 CHAPEL (FOLLY) AND REBURIED INHUMATIONS, Temple Grove, Chicksands 375 CHICKSANDS PRIORY, Scheduled Monument 376 BURIAL GROUND, Chicksands Priory 458 MEDIEVAL KILN & COTTAGES, north west of Secondlodge Farm, 2509 SAND PIT 2510 SAND PIT 2511 EARTHWORKS 2512 SAND PITS 2514 CLAY PIT 2515 GRAVEL PIT 2517 SAND PIT 2518 GRAVEL PIT 2552 GRAVEL PIT 2574 COPROLITE WORKINGS 2576 COPROLITE WORKINGS 2770 ROMAN OCCUPATION, south of Chicksands Wood 2884 CLAY PIT 2886 BRICKYARD, west of Village 3284 POSSIBLE MOAT, Chicksands Wood 3521 ENCLOSURE AND LINEAR CROPMARKS 3522 LINEAR CROPMARKS 3523 RIDGE AND FURROW CROPMARKS 5629 CAMPTON MILL, Mill Lane 6992 CHICKSANDS PARK 7860 ICE HOUSE, Chicksands Priory 8869 ALL SAINTS' PARISH CHURCHYARD 9142 PEDLEY WOOD & CHICKSANDS WOOD, Ancient Woodland 9275 RAF CHICKSANDS 11268 ROMAN PIN & ROAD 13180 SAND PIT WOOD, Ancient Woodland 13182 TEMPLE GROVE, Ancient Woodland 13183 UPPER ALDERS, Ancient Woodland 13995 RING DITCH CROPMARKS, north east of Chicksands Priory 15644 EARLY WARNING ANTENNAE 17103 MEDIEVAL SETTLEMENT, Lodge Farm, Chicksands 17107 CAMPTON HISTORIC VILLAGE CORE 17862 WW2 AMMUNITION DUMP 18309 BRICK KILN, N of Campton 18311 GRAVEL PIT, NW of Campton 18312 TRACKWAY BETWEEN CAMPTON & SHEFFORD 18313 POSSIBLE SITE OF WINDMILL 18317 GRAVEL PIT, NW of Campton 18368 RABBIT WARREN, W of Campton 19499 PREHISTORIC FIELD SYSTEM, north of DISC Chicksands
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Appendix 6 - Local Heritage – Important Buildings and Features of the Parish Landscape
7.8 Respondents to the Neighbourhood Plan survey demonstrated no distinction between designated heritage assets (e.g. listed buildings) and non-designated assets, be they buildings, landscape or important features such as views, trees, walls or hedging. Indeed, “attractive views or landscapes” were considered important to our local heritage by some 82% of respondents.
7.9 In 1985 MBDC mapped parish buildings and other landscape features considered “Important” in the Local Plan. The table below lists the buildings considered important to the character of Campton village by MBDC at that time.
Campton Important Buildings (MDBC 1985)
Rectory Road No. 23, 25, 33, 35, 39, 41, 49, 51, 57 Greenway No. 1, 3, 24, 26, 36 Mill Lane No. 16, 19, 21, 25 Gravenhurst Road No. 13, 15, 14, 16, 18, 20, 22, Village Hall
Please note that none of these 26 dwellings or buildings is listed or has any specific protection as local heritage. Today, with changes to the settlement envelope, and applying the apparent criteria used in 1985 there is some justification in considering an additional 19 properties as of value to the character of Campton village.
7.10 For information a copy of the 1985 MBDC Local Plan mapped data together with the key is shown below:-
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7.11 A comprehensive map-based review of heritage assets including important buildings, walls, trees, hedges and views in Campton village is submitted with this Neighbourhood Plan as a supporting document. This includes an enlarged version of the figure above.
7.12 This review was carried out in the summer of 2018.
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The following documents are submitted in support of this Neighbourhood Plan
Campton and Chicksands Basic Conditions Statement
Campton and Chicksands Consultation Statement (Regulation 15 Submission)
Campton and Chicksands Green Infrastructure Plan 2021
Campton and Chicksands Housing Study
Campton and Chicksands Housing Needs Survey
Campton and Chicksands Design Statement
Campton Village – Heritage Assets, Important Buildings, Walls, Trees, Hedges and Views
CBC Central Bedfordshire Council
CBLP Central Bedfordshire Local Plan
CCNP Campton and Chicksands Neighbourhood Plan
CCPC Campton and Chicksands Parish Council
CPE Chicksands Private Estate
CSDMP Core Strategy and Development Management Policies
GI Green Infrastructure
HRA Habitat Regulations Assessment
JFC Joint Forces Command (UK Strategic Command since 1st April 2020)
LGS Local Green Space
LGV Large Goods Vehicle
MBDC Mid-Bedfordshire District Council
MOD Ministry of Defence
NP Neighbourhood Plan or the Plan
NPPF National Planning Policy Framework
SEA Strategic Environmental Assessment
SG Neighbourhood Plan Steering Group
SSNR Sandy Smith Nature Reserve
WG Neighbourhood Plan Work Group
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