Kettering Borough Rural Masterplanning Report August 2011 1 Contents Page No How to use this document 3 Public consultation 3 Part 1: Introduction, background & purpose of the project 4 1.1 Introduction 4 1.2 Background 4 1.3 Purpose of the project 5 1.4 Outcomes of the project 5 1.5 Methodology for assessing villages 6 1.5.1 Evaluation matrix 6 1.5.2 Assessment of place 7 1.5.3 Qualitative principles of place 7 Part 2: Borough-wide principles for rural development 9 Farm buildings 9 Materials 9 Parking 9 Highway standards 10 Part 3: Village-by-village analysis & development principles 11 Ashley 11 Braybrooke 27 Broughton 41 Cranford 57 Geddington 74 Grafton Underwood 91 Great Cransley 103 Harrington & Thorpe Underwood 116 Little Oakley 128 Loddington & Orton 138 Mawsley 151 Newton 163 Pytchley 173 Rushton 187 Stoke Albany, Brampton Ash & Dingley 200 Sutton Bassett 217 Thorpe Malsor 226 Warkton 238 Weekley 248 Weston by Welland 261 Wilbarston & Pipewell 274 How to use this document This document presents the findings of the Rural Masterplanning project conducted by Kettering Borough Council’s Planning Policy team as part of their Development Plan preparation for the rural area. The project involved a detailed analysis of the rural area and has provided a detailed assessment of all of the villages in the Borough. This will enable future development proposals to be considered in the context of each individual village’s characteristics and needs. The project also considers any opportunities for enhancement which may exist. This document is split into 3 parts: Part 1 sets out the background to the project, the planning context, the project’s purpose and outcomes and explains the methodology used to carry out the study. Part 2 sets out some general principles to guide future development in rural areas which were identified as common themes from the analysis undertaken. They cover redevelopment of farm buildings, materials, parking and highway standards. Part 3 has a section for each village in the Borough and contains the bulk of the information contained in this document. For each village there is a detailed analysis, identification of any issues and opportunities and some draft design principles to guide any future development. Readers interested in a specific village can turn directly to that village’s individual section for the information presented for that place. Public Consultation The outputs of the Rural Masterplanning project presented in this report will be taken forward into the Site Specific Proposals LDD and subject to extensive public consultation. The next stage of the Site Specific Proposals LDD will be an Options Paper – setting out options for public consultation. This will include setting out draft Borough wide design principles for rural development, accompanied by a detailed section for each village, in which the draft design principles for that settlement, and any identified opportunities or potential development sites are proposed. At this stage communities will be consulted and have the chance to provide feedback on the Rural Masterplanning work and the options drafted for each settlement. This report is a background paper. Any principles and opportunities taken forward from this document into the Site Specific Proposals LDD Options Paper will be dependent on the outcomes of public consultation on that document. No development site allocations are made within this Rural Masterplanning report. The purpose of this Rural Masterplanning project is to assess the character of each village and any opportunities, for protection, development or enhancement that may exist as well as to look at any submitted housing sites in their context. Options regarding the level of development and which, if any, sites could be developed, will be contained in the next stage of the Site Specific Proposals LDD, which will be informed by this and other background papers. The Site Specific Proposals LDD will be subject to extensive public consultation, scheduled for late 2011 / early 2012. 3 Part 1: Introduction, background & purpose of the project Kettering Borough, whilst comprising several towns, is a predominantly rural area benefitting from many attractive villages set in attractive countryside. A key element of Plan making for the Borough is to arrive at a policy framework which manages rural needs and development whilst maintaining the special character of our rural areas, and where possible adding to the sustainability, quality, vitality and vibrancy of village life. Planning policy for the rural area of the Borough, including its villages, is currently covered by the North Northamptonshire Core Spatial Strategy (CSS) and the saved policies of the Local Plan. The Local Plan dates back to 1995 and is being replaced by a Local Development Framework (LDF), of which the CSS is part. However, the CSS is a strategic level document for the sub-region and detail on rural matters is light. More detailed policy for Kettering Borough’s rural areas is to be provided in the emerging Site Specific Proposals Local Development Document (LDD). Issues consultation on the Site Specific Proposals LDD was carried out in March 2009 with Options consultation planned for the next stage of the plan in late 2011 / early 2012. The need to inform this LDD with an up-to-date evidence base, combined with the age of the saved Local Plan policies meant that work was needed to address the current rural context of the Borough and to determine the planning issues therein. In the past, new development in villages has often failed to take account of the context in which it is being built. Standardised designs and building materials alongside urban style road layouts have lead to the introduction of urban style developments in the rural area. These developments detract from the qualities that make villages in the Borough special. Recent rural development, particularly affordable housing development, has often not adequately reflected local character, materials and identity. There is a danger that the special character of the Borough’s rural areas may be eroded with unsympathetic development which meets quantitative housing targets but fails to deliver quality developments responsive to local need and identity. This has lead to reluctance from people living in those villages affected to see any further development. However, new development in villages can have a positive impact on villages in terms of supporting services and facilities, providing housing to allow local people to remain in the village and to provide some small scale employment or community facilities. New development does not have to mean development which detracts from the character of the village. Provided development is designed to a high standard, and positively contributes and enhances the character of the area, then development can have a positive impact. There is an argument that some change or development is necessary in some villages, in order to sustain them in the future and allow them to continue to flourish as mixed communities. For example can enable new generations of people to live in rural areas; provide affordable homes for local people; allow young families to continue to live in villages and support facilities such as schools and pubs. Villages have evolved over time and it is important when thinking about future development to think about the needs of existing residents and how to best meet these needs while maintaining the need to ensure development is focused in sustainable locations. A need for a project was therefore identified to address these issues with the overriding objective of informing the Site Specific Proposals LDD. 1.2 Background Kettering Borough Council received backing from the Government’s (DEFRA’s) Rural Masterplanning Fund having demonstrated a compelling vision for rural areas. Alan Baxter & Associates were appointed by CABE (Commission for Architecture and the Built Environment) under the enabling framework to draw together a methodology for assessing rural settlements. 4 Alan Baxters role was to provide expert advice and guide the creation of a draft methodology to assist rural settlement analysis. 5 case studies settlements were initially assessed (Broughton, Geddington, Grafton Underwood, Stoke Albany, and Wilbarston). This enabled the methodology and intended outcomes of the project to be refined and finalised. Officers from Kettering Borough Council then applied the methodology in a detailed analysis of each settlement in district, and used this to consider future opportunities for development or enhancements in the villages, and to develop design based principles to guide future development proposals. 1.3 Purpose of the Rural Masterplanning project The purpose of this Rural Masterplanning project is to take a holistic look at each of the Borough’s villages needs, aspirations, opportunities for improvement, potential capacity for future development and, crucially, to ensure that any new development in villages respects and enhances the qualities of that village which make it special. The project explores and draws out relevant issues to inform a clearer spatial understanding of rural areas and the roles, functions, relationships, needs, aspirations, qualities of the built and natural environment, and special character of settlements in order to develop a strategy for ensuring their sustainable future. A key focus of the work has been identifying qualities of the built and natural environment and capturing the sense of place to ensure locally