THE PARISH OF SLAPTON CHARACTER ASSESSMENT...The Parish of Slapton Character Assessment (TG3) 7 4.8...

THE PARISH OF SLAPTON CHARACTER ASSESSMENT

Prepared by - Design Task Group (TG3) OnBehalfoftheSlaptonNeighbourhoodDevelopmentPlanSteeringGroupJanuary 2017 ARequiredPartOfTheEvidenceBaseInAccordanceWithTheNeighbourhoodPlanning(General)Regulations2012

The Parish of Slapton Character Assessment (TG3) 2

TableofContents PageNo.Foreword 3

Methodology 4

Introduction 5

HistoryofSlaptonParishSettlements 6

Grove 6

Horton 6

Slapton 7Topography 8 HistoricalLandUse 8CharacterAssessments 9

Grove 9 Horton 12Slapton 15

Summary 25Bibliography 28


1. Foreword

1.1 ThetaskofassessingandreportingthecharacterofthesettlementswithintheParishwasdelegatedtoGroup3-design.Toensurethatthegroupstayedwithinthescopeofthebrief,thefollowingpointswereestablishedastheframeworkwithinwhichtowork.

a. Consider issues concerning the design of development in the Parish. Thismayconcernnewhousingschemesandanyotherdevelopment includingextensionsandrefurbishmenttoexistingbuildings.

b. Describetheessentialcharacterofdifferentpartsofeachvillage/hamletintermsofbuildingtypes(size,height,materials,boundaries,plotwidth,orientationetc.)–showthedifferentpartsonaplan

c. Identify any key spaces (public or private) and views through/into/out of thevillage/hamletsandshowonaplan

d. Are thereanycandidates for identifyingasaLocal ListedBuildingbywayof itslocal historic/architectural character (including important position in the streetscene) that make it more special than the norm but not special enough towarrantproperlisting?

1.2 Toassistwiththetask,theGroupreferredtoguidancein‘HowtoPrepareCharactersAssessment to Support Design Policy within a Neighbourhood Plan’(Mycommunity.org.uk, 2017) published by the Royal Town Planning Institute. ItstatesthataCharacterAssessmentis,

‘a document that describes the distinct appearance and feel of a settlement or anarea. Itcommunicatesthekeyphysicalfeaturesandcharacteristicsthatcombinetogiveaparticularsettlementoranareaitslocaldistinctivenessanduniqueidentity.’

1.3 The group also obtained advice from Cheddington, who had just completed theirwork,andClifton-upon-Teme,avillageofasimilarsizetous,inWorcestershire,whowere a fewmonths ahead of Slapton. We also researched and considered advicefrom a number of District Councils, as well as AVDC, in order to determine amethodologythatwouldworkforus.


2. MethodologyObtainlargescalemapsofthesettlementsthatshowindividualbuildingsWalk(severaltimes)everyroadintheParish.2.1. Record, in detail, the age, size, layout, types and numbers of dwellings, design

features,colourofbrick,rooflines,windowstyles,usinganagreedproformaandthelargescalemap.

2.2. Noteallvisualfeaturesofthestreetscapes2.3. Notehistoricalandculturalinfluences,byreferringtohistoricalmaps,photographs,

localweb-sites,archaeologicalrecords,theBritishNewspaperArchiveandtalkingtoresidents.

2.4. Collate all the records and check and re-check against street views available on

internetmaps.2.5. CheckfurtherdetailsofdescriptionsagainstPlanningApplicationrecordsandEstate

Agent details. (The ‘Detailed Buildings Record’ provides greater detail of thebuildingsineacharea.)

2.6. Obtainphotographicevidencetosupportthisandotherreports.2.7. Report the findings, identifying the key features of each settlement and character

area and the implications for the design of future development which theCommunitywouldbeaskedtoconsider.

TaskGroupMembersPatienceSkillingsMelindaWoofBobDaviesKenInwardsSandraInwards


3. Introduction3.1 Slaptonisaruralparishwiththreedistinctsettlements,namelySlapton,Hortonand

Grove.It issituatedintheValeofAylesbury,inBuckinghamshire.It isborderedbyBedfordshire to thenorthandnortheast,andby theparishesofEdelsboroughandCheddington to the southeast and south, Mentmore and Wing to the west. Thenearesttown,LeightonBuzzard,inBedfordshire,isaboutthreemilestothenorth.

3.2 The name Slapton, Anglo Saxon in origin, means “farm by a slippery place”. The

numberoffarmsintheParishandquantityofclaytestifiestothis.

©CrownCopyrightanddatabaseright2014.OrdnanceSurvey100019797.

Fig.1MapshowingSlaptonParishasdesignatedbyAVDC

Slapton Parish Boundary


4. HistoryofSlaptonParishSettlements

Grove4.1 GroveisatinysettlementinthenorthoftheParish.Itisdistinctasavillagebecause

ithaditsownparishchurch.Theplacenameisself-explanatory,meaninga'grove',orcopseoftrees.ItwasrecordedintheDomesdayBookof1086asGrova,andwasconsideredaseparatevillageeventhen.

4.2 Inmedieval times therewas an abbey or priory of nuns in the Parish, founded in

1169byHenry II andattached to FontevraultAbbey in France. Following thewarswith France itwas given to theDean andCanons ofWindsor. The remains of thisabbeywerefullyexcavatedinthelate1960sjustbeforebeinglostforeverasaresultofLeightonBuzzard’ssand-quarryingindustry.IthasbeensuggestedthatbeforethisGrove may once have been an important place of worship in even more ancienttimes, thus leading to its eventual establishment as a separate parish. The parishchurchwasdedicatedtoSt.Michael,thedragonslayer.Therewasalso,inadditiontothepriory,ahouseofCistercianmonkssubordinatetoWoburnAbbey.

4.3 GroveChurchwasconvertedintoasmallprivatehouseinthelate1970s.Thespace

thathasbecomethesittingroomofthehousehasgainedamacabrereputation.Amythpersists that amedieval human skeleton is preservedbeneath a glass panel.Theskullissaidtobesurroundedbytheskeletonsofsmallbirdswhichwerethoughtto have been put there to ward off evil spirits. It is not known whether such askeleton ever existed although the Christian church, in medieval times, wassurprisinglytolerantofsuch‘whitemagic’.

4.4 Part of the churchyard containing the newest graves was retained by the Church

authorities, after the building was sold. It remains today but is closed for furtherburials.

4.5 A large farmhouse dominating the village was turned into a Victorian Gothic

mansion,completewithclocktower,intheearly1960s.ItwasthenthepropertyoftheShand-Kyddfamily.ThehouseoverlooksandindeedisalandmarkfortheboatsontheGrandUnionCanalwhichrunsthroughthecentreofthesettlement.Aformerlock-keeper's cottage at nearby Grove Lock was, in 2001, converted into a publichouseandrestaurant. Morerecentlyamarinaforaround50boats,andacaravanandcampervansitehavealsobeendeveloped.

Horton4.6 Horton isacommonEnglishplacename. Itderives fromtheOldEnglishhoru 'dirt'

and tūn 'settlement, farm, estate', presumablymeaning 'farmonmuddy soil'. ThemanorofHortonwasheld,aftertheNormanConquest,bythedeBrocasfamily.

4.7 Thehamlet isverysmall,butanumberofmodernhouseshavebeenbuilt. Brocas

Way,echoingthenameoftheearliestknownland-owner, isasmallcloseofchaletbungalow properties built in the 1970s. The Grange was also built in the 1970s,originallyasanestatemanager’shouseforHortonHall.


4.8 Horton Hall itself is a large moated farmhouse with 18th-century origins. It isprobablyonthesiteoftheoriginalmanororhall.ItwasthehomeofWilliamShand-Kydd,acharityfund-raiser,andformerchampionamateurjockey,whobredhorsesontheadjoiningfarm.

4.9 Two16th-centuryhalf-timberedcottagesremaininthevillage.King'sHeadCottage,

wasformerlyaninn,asthenamesuggestsandLanthornCottage,arenovatedTudorhall.

Slapton4.10 Slaptone was recorded in the Domesday Book of 1086. It once belonged to a

convent in Barking, Essex before the manor became property of the Earl ofBridgewater.

4.11 The church, dedicated to the Holy Cross, is of plain design with tower, nave and

chancel. The chancel is probably the oldest part of the building. The church yardcontains many memorials to the Turney and Buckmaster families. The TurneysownedmostofthelandbutsoldasizeableportiontothetheDukeofBridgewaterinthe18thcentury.

4.12 The"Carpenter'sArms",apublichouse,isoneofthemostattractivebuildingsinthe

village. It is a half-timbered construction, begun in the 16th century, under athatchedroof.

4.13 The village contains one or two older cottages such as "Woodgate Cottage" and

"ChilternCottage"fromthe18thcentury.4.14 ManyoftheolderpropertiesinthevillagewereprobablybuiltbytheBuckmasters,a

prosperous farming family who were tenants of the Bridgewater estate. TheBuckmasters owned land in the west of the Parish, but rented Slaptonbury Farmfrom1810.

4.15 Thevillagehall,namedinmemoryofElizabethGriffin,wasbuiltinthe1950s,onland

owned by the Church. The fundraising was done by the village, and their effortswerematched by theGriffin family,who bought Bury Farm in 1924, enabling thisessentialvillageassettobeconstructed.

4.16 The original Church Farm occupied the land on which Tornay Court now stands.

ChurchFarmhadremainedintheownershipofthesamefamilysince1086,havingoriginally been given to the de Tournai's by William the Conqueror. The familysurvived inSlapton, spelling theirname invariousways,until thedeathofWilliamTurneyincirca1975.Hewaschildless,sothefarmwasthensoldoutofthefamilyforthe first time in 900 years. Church Farm buildings were moved to their presentpositionfurtheroutalongChurchRoad,andTornayCourtbuilt.

4.17 Thevillageoncehaditsownwater-poweredmillforgrindinggrain,SlaptonburyMill;

theruinsofthiswerenotfinallycleareduntilthe1980s.Thereisalegendrelatingtoit. The ghost of a young girl is said to ride through the village on her pony from


SlaptonburyMilltoafarmontheothersideofthevillage,sentonanerrandtothemill by her father. Both she and the pony are reputed to have drowned in thefloodedmillstream,andstilltodaysheattemptstoreturnhome!Thehoovesoftheponyare said tobeheardduring thehoursofdarknessonly.Bearing inmindhowmanyenterprisesofanequestriannaturethereareinthearea,onemightsupposethereisarationalexplanation.

4.18 Whatevertheoriginofthelegend,themillstreamiscertainlypronetoflooding.All

thelandatthatsideofthevillage,includingthepaddocksnowassociatedwithBuryFarmEquestrianCentrewere, in the 18th and 19th centuries, knownas ‘The Fens’.Aerial photographs show that there is likely to have been a sizeable settlementprobablypre-datingthemedievalperiodonthelandadjacenttothemill.

4.19 Thevillagetodayhasathrivingcommunity,withsomelocalemployment,twopubs,

a marina and camp-site, a haulage depot, a ‘glamping site’, a very successfulEquestrianCentreandanumberoffarms.However,childrenmusttravelelsewhereto school, thenearest primary school is in Cheddngton and thenearest secondaryschool is in Wing. Buckinghamshire retains grammar schools and the nearest oftheseis inAylesburysome11milesdistant. Thenearestshopsareat least2milesaway.

5. Topography5.1 The land is level, averaging just under 300 ft. above sea level. The Parish is well

watered,indeedsusceptibletobecomingwaterloggedasthewholeareaconsistsofa clay subsoil. On the north it is separated from the neighbouring county ofBedfordshirebytheriverOuzel,whichisjoinedbyasmallstreamrisingintheParish.The boundary on the east is formed by Whistle Brook. The Grand Union Canal,passingalmostthroughthemiddleofSlaptonfromsouthtonorth,measuresthefallthroughthreelockseachwithafallofabouttwometres.Oldmapsshownumerousponds.

6. HistoricalLandUse6.1 By far the majority of the land in the Parish is farmland, with field patterns

unchangedforover200years.Hedgesareformedofamixoftreesandshrubs,butthere is littlebywayof treecover.Ahundredyearsago thesurroundingareahadmanyorchards and theAylesburyPrune, a late ripeningdamson, is still present inmanygardens.ThedyefromthesewasusedinthehatindustryinLuton,andmuchof the strawplait,oneof themaincottage industries inSlapton,wouldhavebeendyedbeforebeingsold.

6.2 Anewlyplantedwoodlandwill,overtime,changethisopenlandscape.


6.3 TheParishisbisectedbythecanal,builtbytheGrandJunctionCanalCompanyattheend of the 18th century. The geology of the area was obviously suitable for itsconstruction, but the village, already established as a farming community about½mileaway,didnotdevelopoutwardstoembraceoruseit.Awharfwasconstructedto dispatch bricks from the adjacent brickyard. The wharf exists now as a deepdepressioninthecanalbankatHillFarm,preservedasaturningpoint(windinghole)for boats. The clay pits are marked on late 19th century maps, and the brickyardcottages, now renamed Hill Farm Cottages stand in Horton Road. One oldphotographfrom1910showsthebrickdryingshedsatHillFarm.

7. CharacterAreaAssessments

Each of the three settlements within the Parish needs to be examined in turn, inordertofullyunderstandtheirindividualcharacters.

7.1 Grove7.1.1 TherearetwodistinctareastoGrove.Eachhasbeenassessedseparately.

©CrownCopyrightanddatabaseright2014.OrdnanceSurvey100019797.

Fig.2MaptoshowlocationofGroveLockandHamletofGrove

TheGroveLock(PublicHouse,EastoftheB488).

Topography,Roads,StreetsandRoutes


7.1.2 Generallyflat,thelandbeginstorisetowardsthenorth.Someofthisistheresultofaman-madeembankmenttosupporttheA4146,theLeightonBuzzardby-pass,butacrosstheB488anaturalfeature,anareaofwoodlandonanaturalriseinthelandcan be seen. Chelsea Clump, as it is named, is remarkable both on account of itbeingahillockanditbeingwooded,bothuniquefeaturesintheParish.

7.1.3 Anaccess road to theGrove Lock complex leaves theB488 close to abend in the

roadandthebridgeovertheriverOuzel.Theroad,atthispoint,hasbeensubjecttoflashflooding.

7.1.4 Abridlepath(whichwelcomescarefulcyclists)leavestheB488closetothejunction

withtheroadtoLedburninthedirectionofLeightonBuzzard.Thisfollowstherouteof the old Mentmore Road, prior to the building of the A4146 Leighton Buzzardbypass.

LayoutandBuildings7.1.5 Therearenoresidentialbuildings,apartfromstaffaccommodation,atthepub.The

buildings centreon the canal lockas this areawas formerlyowned,andusedasadepot,byBritishWaterways(CanalandRiverTrust). Accesstoboth isviaasinglecarriageway first to themarinaand furtheralong to thepublichouse (GroveLock)carparks.

7.1.6 Alay-bystylemarinacatersforapproximately50boats.Itprovidessecurelongterm

storagefacilities.Thereisno,authorised,residentialuseofboats.Servicesofferedincludesanitarystation,saleoffuelandbottledgas.

7.1.7 The marina site also offers campervan facilities, with appropriate services, on a

meadow.

GreenSpaces,LandmarksandStreetscapeSummary.7.1.8 Veryrural. Allviewscompriseopenfarmland,boundedbyhedgerows,andtothe

east the river Ouzel. The Canal (offering boating, fishing andwalking) plus horseriding/jumpingattractsmanypeople to thisarea. Thebridgeover theriverOuzelandthepubsigntotheGroveLockaretheonlylandmarksontheB488,butviewedfromthecanal,thepubandthemarinaareprominent.Walkersorcyclistswishingtovisit the pub must cross the lock gates, so although the towpath from LeightonBuzzardhasbeenupgradedtothispoint,thepubitselfisinaccessiblebywheelchairusers.

ApproachingChurchLockfromtheB488Topography,Roads,StreetsandRoutes

7.1.9 ThesettlementofGroveliesapproximately1½milesnorthofSlaptonbyroad(B488)

fromHortontoLeightonBuzzard.TheunclassifiednothroughroadtoChurchLockistarmac. It ends justover the canalbridge, servinganequestrian complexand thepumpingstationservingthecanal.Thereisnopavement.


LayoutandBuildings7.1.10Separatedevelopments flank the rightand leftof the lanewithamixtureof small,

mediumandlargeplots,separatedbylargespaces.Thefirstdwellingsaremodest,atraditional cottage style. Thearea is thendominatedbyChurchFarmStud,GroveHouseandbarnconversions.Finally,closetothelockstandtheformerchurchandthelockcottage.

GreenSpaces,LandmarksandStreetscapeSummary7.1.11 For the purpose of this document, landmarks are those features of the built

environmentwhich could arguably be used to give directions to a stranger to thearea.

Theareaischaracterisedby:• openfields,hedgerowsandvergesoneithersideofasingletrackroad.• GroveChurch–graveyardwithtombstonesstillvisible.• thecanaltowpath.• singletracktarmacroadsurfaceingoodcondition.• signatentrytolanereads“GroveChurch&FarmOnly”

7.1.12 A popular destination forwalkers and fisherman, the verges approaching the lock

areaarebusy,attimescongested,withcars.Thegrasshasallbutbeeneradicated.TheLockCottagehasanareaofdedicatedparkingopposite.

7.1.13 All of the listed buildings are landmarks, namely Old Church House (the former

church), the lock keeper’s cottage, Lock 29, the bridge over the canal and thepumpingstation.

7.1.14 FingerpostontheB488pointstoGrovebutthereisnoplacenameboardmarking

the entrance to the settlement. A parish notice board is sited opposite the firstdwellings.Thetrackterminatesovercanalbridge.

7.1.15 The canal towpath crosses from the west bank of the canal to the east bank at

ChurchLock.

SummaryandImplicationsforFutureDevelopment7.1.16 TheareaimmediatelysurroundingChurchLockno.29,hasfivelistedbuildings.

7.1.17 The area offers peace and tranquility. A spot well loved by those who choose to

enjoy the countryside in an unadulterated andunadornedway. It is popularwithwalkersandfishermen.Thesingletracknothroughroadensuresthatitremainssoat present. It is hard to envisage that any commercial leisure development herewould be of benefit to the local community, and it would diminish what alreadyexists.

7.1.18 The area immediately surrounding The Grove Lock is devoted entirely to leisure

activity. The extended and converted lock cottage has lost none of its intrinsicbeauty,especiallysinceitwasreturnedtooffwhitefromtheTuscanterracottaofa


fewyearsago. Themarina is smallandoffers interest towalkerson the tow-pathopposite without dominating the landscape, and the field for campervans is alsosmallsothatonlyahandfulofvansareparkedatanytime.Thesearegenerallynotvisiblefromthecanal.

7.1.19 Themarinaisastoragefacilityforboats.Assuchitservesapopulationwhomaylive

up to 50 miles away. It offers very little employment, 1-2 jobs at most. Theattractionforthosewholeavetheirboatshereisthatitissecure,soanyextensiontothis area would be offering additional services to boaters, but not the localcommunity. Again the attraction to boaters and campervan owners is the ruralnatureofanareaandtheitinerantnatureoftheactivity.

7.1.20 The Grove Lock public house has been very successful. It is busy from lunchtime

onwards every day of theweek and offers a lot of employment. As the car-parkoverflows in summer, any future development may involve extension of this carpark.

7.1.21 Onedevelopmentwhichmight benefit the communitywould be the addition of a

footbridgeover thecanalmakingthepubaccessible towheelchairusersormumswithbuggiescomingfromLeightonBuzzard.

7.2 Horton

©CrownCopyrightanddatabaseright2014.OrdnanceSurvey100019797.Fig.3MaptoshowHamletofHorton

Horton,ApproachedfromtheSouth(fromCheddington)

B 488

Parish Boundary


Topography,Roads,StreetsandRoutes7.2.1 Flat. Land historically used for farming butmore recently for residential use. The

settlement is defined to thewest by theWest CoastMain Line railway to LondonEuston.

7.2.2 HortonRoad(B488)isthemainroadthroughthevillage.AtalltimesitcarriesHGV

and farm traffic and is extremely busy at peak times. There is a chicane by thecottagesonthewestside,anattempttoreducespeedandincreasesafetyatapinchpoint.Deliberately placed to reduce visibility, as this is believed tobe an effectivewayofreducingspeed,itdoesnotappeartosecuresafetrafficflow.Whenleavingthe village in thedirectionof Cheddington it requires themotorist to stop, beforenegotiating the chicane, making it difficult for oncoming vehicles to correctlyestimatespeed.

7.2.3 TherearenopavementsalongsidetheB488inHorton.Itisimpossibletowalksafely

fromonedevelopment toanother,as theonly footpaths lead toor fromthemainroad.Saferpedestrianaccesswouldbeapositivefeature.

LayoutandBuildings7.2.4 Therearetwosetsofcottagesnotshownontheabovemap,justoutsidethespeed

limitedsectionoftheB488,onthewestsideoftheroad.7.2.5 The main area of settlement has a fairly random layout, typical of an evolving

developmentaroundafarmwithbuildingsspringingup,whereneeded,toservethelocalpopulation. BrocasWay,asmall residential closewasbuiltduring the1970s.Thelayouthasopenplanfrontagewithoffroadparking.Thiswasfollowedbyasmalldevelopmentof fourdetachedhousesaround1980.Since thentheonlysignificantdevelopmenthasbeentheconversionoffarmbuildingsatHortonHouse.

7.2.6. Set back from the road, in ‘grounds’ rather thanon a ‘plot’ on thewest side, and

thereforenot visible, is amoated farmhouse,HortonHall. This is further shieldedfromtheroadbycottages.

7.2.7 Historically,HortonhadaWesleyanChapel,nowconvertedtoaresidence.7.2.8 Mostofthedevelopmentisontheeastsideoftheroad.


GreenSpaces,LandmarksandStreetscapeSummary7.2.9 Thehamlet isdelineatedwithplacenamesigns.Approachingthesettlement,apart

fromthedetractoroftheWestCoastMainLine,theappearanceisofanopenrurallandscape.Horton isa short village,only400yards longonce themain settlementareabegins,butwithinthisstretch,developmentishighlyconcentrated,withgreenspaceconfinedtohedgesandprivategardens. Tallhedges largelyobscureallnewdevelopment from passing traffic, except around Horton House. Some plantingaround sweeping drives at Horton Grange and Horton Hall soften the roadconsiderably.

7.2.10 TheBarn,theOldChapel,KingsHeadCottage,HortonHouse,andLanthornCottage

are all highly visible landmarks, as is the chicane in the centre. Street furnitureconsistsofspeedlimitsignsandhighvisibilitymarkingsindicatingasharpbend. In2016theParishboughtamovingvehicleactivatedsign(MVAS)toremindmotorists,approachingfromSlapton,ofthe30mphspeedlimit.Thereisaparishnoticeboard.

Summaryandimplicationsforfuturedevelopment7.2.11 Hortonhasthreelistedbuildings.However,overrecentyearstherehavebeenmany

new buildings. Although rural, the overall effect is of a more modern form ofdevelopment.

7.2.12 Thehamletisconsidereda‘non-sustainable’locationbyAVDC,andnodevelopmentis required, however there are still farm buildings, which could be converted todwellings,andthepetboardingkennelsstandsonalargeplot.Theroadisnarrow,and the addition of more dwellings, all wishing to access the B488 would needcarefulconsideration.

7.2.13 Historically therewere allotments inHorton. One site next to the kennels is nowusedasapaddock,theother,apieceofvirtuallyderelict landwithnoobvioususe,lies just below the railway line close to the Parish boundarywith Cheddington. Acommunity orchard on this site could be a benefit, but realistically the dangerousroadsituationatthispoint,asharpbendonanarrowroadwiththenationalspeedlimitoperating,reallyprecludesanydevelopment.


7.3. Slapton

SourceAVDCPlanningwebsite2016

Fig.4PlanshowinglayoutofSlaptonVillage

Topography,Roads,StreetsandRoutes7.3.1. Thesettlementareaisflat.7.3.2. Slaptonhasdevelopedaround threeunclassified local roads,namelyChurchRoad,

MillRoadandHortonRoad.Thenaturalcentreofthevillage,theCarpenter’sArmspublichouse,standsattheintersectionoftheseroads.This junction,togetherwiththeentrance toBuryFarmClosenowformanoffsetcross-roads. It is selfevidentthattwooftheroadnamesrefertothesignificantbuildingstowhichtheyled.

7.3.3. Horton Road has historically been referred to in Buckinghamshire Highways

DepartmentasSlaptonBridgeLane,areferencetoanotherimportantstructure,thebridgeoverthecanal.

7.3.4. Withinthemainsettlementareatherearecurrently (October2015)181dwellings,

includingoneunderconstruction.Ofthese119enjoythebenefitofgardenswhichbackontoopenfields.


7.3.5 HortonRoadenters thevillage fromtheWestat the junctionwiththeB488.Forthefirsthalfmiletheroadisstraight,boundedbygrassverges,ditches,hedgesandoccasionalmaturetrees.Onthenorthside lieBeaconViewFarm,BridgeFarmandSlaptonLockandLockCottage.

7.3.6 HortonRoadcontinues towardsSlaptoncrossing theCanalBridge. Thebridge still

has a blind summit, although the original hump back bridge was rebuilt andstrengthenedinthelatterhalfofthe20thcentury.Therearenoweightrestrictionsonthebridge.

Fig.5CanalBridgeHortonRoad Fig.6HortonRoadPhoto:courtesyAlecPackham2015Photo:courtesyAlecPackham2015

7.3.7 OnthesouthsideHillFarmliesabout60mbackfromtheroad.HillFarmHousehasa

whiterenderedexteriormakingitprominentinthelandscape.TogetherBridgeFarmandHillFarmoffersomesymmetry,onoppositesidesoftheroad,oneithersideofthecanalandbothaccessedbydouble,tall,wroughtirongates.

7.3.8. The next buildings, apair of Victorian Gothic, brickbuilt semi-detached cottages,standonthesiteoftheformerbrickworks.Theclay-pitbehindHillFarmclearlymarkedonoldmaps, is still apparent.Formerly named BrickyardCottages, they arenownamedHillFarmCottages

Fig.7HillFarmCottagesPhoto:courtesyAlecPackham2015

7.3.9 The road takes a sharp right then left to enter the village. Interestingly, footpath

SLA/5/1which cutsoff the firstbendwasoriginally themain carriageway,but thiswaschangedaroundthe timeof the fieldenclosures in theearly19thcentury.TheroadtoIvinghoeAstonleavesthemainroadinasoutherlydirection.Oldmapsshowthat at the bend a lane named ‘Old Lane’ on historical maps, led northwardsbetween field boundaries to Pitts Bridge, approximately ½ mile north of Slapton


Lock.EvenearlierthispathwasknownastheRector’sPrivateRoad,enablinghimtovisit Rectory Farm, now known asWhaddon Farm, to collect his rent. This lane isprivatelyownedbutremainsaPublicFootpath.

7.3.10 HortonRoadturnslefttoenterthevillage.7.3.11 Lackofoffstreetparkingbytheterracedcottagescausesa traffic ‘pinchpoint’.As

large horse transporters and, on occasions, exceptional loads (mobile homes enroutetoandfromtheTravellerssite justoverthecountyboundary),usethisroad,there are occasions when the road is obstructed. The north west side has nofootpathbeyondtheterracedcottages,untiloppositeBuryCottage.

7.3.12.MillRoadentersthevillagefromLittleBillington, a small village inCentralBedfordshire a mile from Slapton. TheParishandcountyboundaryismarkedbythe river Ouzel. Mill Road crosses theriver and then turns right to enter thevillage.Attheturn,onthesouth-eastsideoftheroadalaneledtoSlaptonburyMill,stillvisibleonthe1960OSmap.

SlaptonburyMill,courtesyofKevinQuick–CountyViews

7.3.13.MillRoadisflatandstraight.

7.3.14.ChurchRoadentersthevillagefromthedirectionofNorthall.TheParishboundaryismarkedbyWhistleBrook½milefromthesettlementboundary.ChurchFarmlandisbisectedbyChurchRoad,butthefarmitselfliestothesouth-west.A4.9mwsolarfarmhasjustbeencompleted(November2016).

ApproachingtheCentrefromHortonRoad

Layoutandbuildings7.3.15 Linear. Every dwelling enjoys a back garden abutting open fields. The settlement

beginswith19thcenturyterracedcottageswhichsitdirectlyonthecarriageway.Allotherbuildingsonthisapproachsitmuchfurtherback.Itisunusualfortheedgeofsettlement tobemarkedbyhighdensity building, and in fact as progress ismadealong the road, the plot sizes increase, the building line steps further back, and amuchmore ruralaspect is created. There isnothinguniformabout thisapproach.Stylesofhouseshavedevelopedinsmallnumbersovertime,sonoonestylecanbesaidtobedominant.


GreenSpaces,LandmarksandStreetscapeSummary 7.3.16AlongthelengthofHortonRoad,beforethesettlementarea,therearegrassverges

and hedgerows. In spring a riot of white and pink blossom from hawthorn andblackthornandcow-parsleydefinestheroadandconfirmstheruralcharacter.

7.3.17TothesouththerearefineviewsacrosstotheChilternHills.

7.3.18Thecanaltowpath,arguablyoffersthemostextensivetractofaccessiblegreenspace

intheParish.Thetowpathasfarasthelockhasahardsurface,makingitaccessiblebywheelchairusersandotherswhoarechallengedbyageordisability.Thebenchatthe lock is in constant use, it provides an ideal opportunity for recreation, of thesimplestkind.

7.3.19Thetracktothecanalisnotapublicrightofway,howeverpermissiveaccessallows

walkers and cyclists to use the towpath, which is a public footpath. Theembankment carrying the road over the bridge supports native shrubs such aselderflower and bramble andmany species ofwildflower. The area is completelynaturalasCanalandRiverTruststopped‘maintaining’itabout10yearsago.

7.3.20Spectacularrainbowsandsunsetscanbeenjoyedfromthe lockside. The lock itself

has twosideponds.No longer inoperationalusetheyprovidean importantboggyhabitatalthoughtheyhavenotbeensurveyedforbio-diversity.WildlifeseenfromthelocklookingtowardsSlaptoninclude,mink(oftenthoughttobeottersbypassingboaters), kingfishers, skylarks (sadly diminishing) muntjack, pheasant, hares, redkites,foxes,sparrow-hawks,batsandweasels.

7.3.21HillFarmCottages,thecanalandbridge,andtheLockCottage(KeepersCottage)areprominentlandmarks.Thewhitegates,highwayspeedrestrictionsignsandadvisorysignsforhorsesandthebendallexistjustoutsidethesettlementboundary.Thereisa finger post at the junction with Ivinghoe Aston Road, and a bench facing theChilterns, on a piece of Bucks CC land, indicating an important view. For thoseinterested in such things, the finger post has a pine-cone finial, andwas probablycastinaDevonfoundryaround1905!Fromthefirstbuildingsanumberoftelegraphpolesandassociatedcablescrossandre-crosstheroad.

7.3.22Looking towards thevillagecentre, theoverall impression is thatofagreenvillagesetting.Thisisaccentuatedasthebuildingsstepfurtherandfurtherbackfromtheroadasyouproceed.


ApproachingthecentrefromMillRoad

LayoutandBuildings7.3.23 Linear and very straight.Houses adhere to a building linesome way back from the road.With the exception of onebungalow, all houses are two-storey. As in Horton Road, allhouses abut open fields at theback.

Fig8MillRoadPhoto

GreenSpaces,LandmarksandStreetscapeSummary 7.3.23 JustbeforeBreweryCottageisatriangleoflandnamedPrincessField.7.3.24 BuryFarmEquestrianCentrestandswellbackfromtheroad,accessonthenorth-

westside.Itblendsintoapastorallandscape.7.3.25Therearegrassvergesandhedgesmarkingthefieldboundaries. Thisroadisoften

verylitterstrewn.7.3.26 Fromthestartofthehouses,footpathsrunalongsidetheroadonbothsides.There

isalsolaybyparkingonthenorth-westsideoftheroad.

7.3.27 Looking away from the centre, the land rises. Copses and a cultivated field markBillingtonHill,lyingacrosstheriverOuzel,whichdefinestheboundary.

7.3.28 Valuablegreenspaceexistsmainlyinthegardensofthehouses.HoweverNewBuryFarm Equestrian Centre, with its pastureland, paddocks and jumps course offerpleasingmitigation to themassive buildings necessary to such an enterprise. Thecurrentownerwelcomesconsideratewalkersacrosshisland,notjustontherightsofway which cross it. These are not however, established as ‘permissive paths’. Itwouldperhapsbeworthdiscussingthestatusofthisaccess,inparticulartothetwofieldsrecentlyplantedaswoodland.

7.3.29 The 30mph speed limit sign is placed just before the first bungalow. The limit is

reinforcedbyroadmarkingsfurtheralong.Telegraphpolesandcablesareobvious,and the only street light is bracketed to a pole. Highway signswarn of the offsetcrossroadsandthepossibilityofchildrenemergingfromtherecreationground.


7.3.30 Theoverallimpressionasyouenterthevillagefromthisdirectionisofuniformityintermsofappearance,buildingmaterialsageandsize.Closerinspectionshowsthereareconsiderableindividualdifferences,butatfirstglancethesearelessobvious.Thebuildings are much more obvious than they are in Horton Road. Generally asuburbanfeel.

ApproachingtheCentrefromChurchRoad

LayoutandBuildings7.3.31 Linear. All houses faceapublichighway.7.3.33. On the east side, withthe exception of Tornay courtandthethreedwellings,called‘Charity Cottages’ on a 19thcentury map, all houses backontoopenfields.7.3.34.Onthewest,15ofthe39 dwellings back onto fields.All of these lie in RectoryClose. There is a small lay-byadjacenttonos14-18.Fig9LayoutChurchRoadSlapton


7.3.35.FromTornayCourtonwardsthereisa‘suburban’feel,withhighdensitybuildingandgenerally smaller narrower plots. There is less hedging to obscure, houses andgardensaremoreopenplan,typicalofthe1970sand1980s.

GreenSpaces,LandmarksandStreetscapeSummary7.3.34 From the turn in Slapton Lane to the Tornay Court development, the wide green

vergesemphasise the ruralnatureof thispartof Slapton. AWeepingWillow treestandsonasmallpieceofamenitylandatthejunctionwiththeroadleadingtotheChurch.

7.3.35 TherearegreenvergesinfrontofthehousesinKnyghtonClose.Themostimportant

green space at this approach to the village is the churchyard. Although mostchurchyards are fenced or walled to prevent the ingress of grazing animals, weactuallyhavesheeptoensurethegrassdoesn’tgettoolong.Keepingthepathsclearoftheirdroppingsasmallpricetopayforthischarmingfeature.


7.3.36 Asobservedabove,thisentrancetothevillage,despitetheproximityofHolyCrossChurchandChilternCottage,suggestsmoderndevelopment.Thisisaccentuatedbya new house, built 2015, in the garden of Chiltern Cottage. Ahead is the curvedfacadeofTornayCourt,builtaround1980andoverthehedgelinetothewest,theroofs of Rectory Close are clearly visible. From this direction there are very fewtelegraphpolesoroverheadcables.

7.3.37 The suburban housing estate feel is further reinforced as you progress past the

junctionwith Rectory Close to the centre. Street lights aremounted on their ownstandards,ratherthanusingtelegraphpoles.Thetelephoneboxandlitterbinwereremovedaround2012,butthe letterboxremains,oppositetheoldchapel.Onthewest side of the road, in front of the Village Hall stands a parish notice board,althoughthisonedoesnotproclaimitselfassuch.

TheCentreofSlapton

Fig9LayoutSlaptonCentre


Layoutandbuildings7.3.38 This area of Slapton includes the length of Horton Road from The Court to the

junctionwithChurchRoad,BreweryCottages, the lengthofChurchRoad fromtheVillageHalltothejunction,SpinneyBungalowsandBuryFarmClose.

7.3.39 Although the most obvious feature is of development surrounding an off-setcrossroads,there isnoothersinglecharacteristic.Muchless ‘designed’thananyofthe roads leading to it. The majority of ‘old’ Slapton existed in this area, and sohistorical layoutshave informed/constrainedmore recentdevelopment.HousesonHorton Road approach are at right angles to the road. The Court, utilises some‘informal’parkingbytheaccesstoablockofgarages.


7.3.40`With the exception of 6 houses in Bury Farm Close, none of these dwellings havegardensadjacenttoopenfields.

7.3.41SpinneyBungalowsisadevelopmentof10semi-detachedyellowbrickbungalowswith concrete tile roofs. It has vehicular access but no through road. A publicfootpathpassesthroughthesmallcul-de-sac.

7.3.42 BuryFarmClosehousesarebuiltaroundtheperimeterofwhathadbeenafarmyard.Acircular tarmacaccessroadwhich isadopted,servesthedevelopment.Theproperties stand on large plots with private back gardens, some opening ontofarmland,withopenplangardenstothefront.Inthecentreofthis‘roundabout’isalandscaped and planted area, with ‘civic’ style shrubs and trees, giving year longinterest masking drainage tanks for surface water run off discharging to localfarmland.Theareahasaveryprivatefeelasitistuckedaway.TheonlyotherpartofSlaptonthathasthissamelevelofprivacyistheSpinneyBungalowdevelopment.Itisworth noting, however that in both cases, a public footpath leads through thedevelopments.Theentrancetotherecreationgroundis inthenorth-eastcornerofBuryFarmClose.

GreenSpacesLandmarksandStreetscapesummary7.3.43 The centre of Bury FarmClose has landscaped planting. The RecreationGround is

accessedfromthisdevelopment.7.3.44 Thisarearepresentsthecentreofthevillage.Themostdistinctivelandmarksarethe

pubandtheoff-setcrossroads.7.3.45 Thereisabusstop.Roadsignsandroadnameplatesareastandardstyle.Thereisa

dog-poobinattachedtotheubiquitoustelegraphpoles.7.3.46 Amisleadingroadsignpointstoapublicpayphone,afacilityremoved

some years ago. There is a small green electricity sub-station, and a parish noticeboard.

ConsiderationsInformingDesignPolicy7.3.47 Theneighbourhoodplanningprocessmustidentifysitesthatcouldbeconsideredfor

futuredevelopment and the impact that each sitemight haveon the character ofeachpartofthevillage.

7.3.48 Slaptonhasalmostdoubledinsizesince1950.7.3.49 Since1950onlythreedwellingshavebeenbuiltoutsidethevillagecurtilage i.e.all

othernewdevelopmenthasbeeninfill,orreplacedearlierbuildings.7.3.50 Asitebeyondthesettlementboundary(Site13)onHortonRoadwasproposedasa

housing development for 18 dwellings. It was refused by AVDC and an appeal


against that refusal was further dismissed in 2016. The reasons given related tolayout and design considerations, as well as density of the development andintrusionintothecountryside.

7.3.51 Opposite this site, alsoonHortonRoadandextending towards IvinghoeAstonare

twosites,9aand9b. Permission fordevelopmentonthissitehaspreviouslybeenrefusedon thegrounds that itwould representan intrusion intoopencountrysidebeyondthesettlementboundary.DevelopmentherewouldimpactconsiderablyonwhatisoneofthebestpublicviewsinSlapton.

7.3.52 Attheotherendofthevillage,onMillRoad,Site1wouldalsoextendthesettlement

boundary.However,thissitewouldmorenaturallycontinuethecharacteristiclinearpatternofdevelopment.Moreover,thissitehashadaleastonebuildinginthepast.

7.3.53 Site19a,alsoonMillRoad,wouldagainextendthesettlementboundaryinalinear

fashion. The natural boundary being the entrance to the Equestrian Village.ProvidingdevelopmentonMillRoadstayedtruetothecharacteristiclinearpattern,thentheappearanceofthevillagewouldnotbegreatlyaltered.

7.3.54 Site19ahasrecentlybeengrantedplanningpermissionfor8houses.7.3.55 With the exception of Rectory Close, in the 1970s, no housing development in

Slaptonhasexceeded14dwellings.7.3.56 The next two largest developments, in terms of numbers of dwellings are Tornay

Court,builtinthe1980sandBuryFarmClose,builtinthe1990s.7.3.57 TornayCourt andRectoryClosebothhada considerable visual impacton Slapton,

andhadtheeffectofimmediatelychangingthecharacteroftheirsettings.BuryFarmCloseislargelyhiddenfromview,buthasstillchangedthecharacteroftheareaasitwaspreviouslyafarmyard.

7.3.58 NodwellingsinSlaptonareinexcessoftwostoreysateavesheight.7.3.59 About10%ofthedwellingsinSlaptonarebungalows.7.3.60 Mostdwellingsbuiltafter1975reflectcontemporaryarchitecturalstyles,ratherthan

thestyleofageographicalneighbour.ArecentexceptionisthenewdwellingnexttoChilternCottage.

7.3.61 Residentsmaywish toexpressa viewas to thewhethernewdevelopment should

reflect the style of its neighbour, reflect contemporary architectural design orharmonisewiththewidercharacterofthearea.

7.3.62 Slapton is described as having a ‘linear layout’, as most development leading out

fromthecentrefollowsabuildinglinewithhousesfacingthehighway.7.3.63 Fourrowsofterracessurvivefromthe19thcentury.Between1975and1990,most

new development was terraced. Since then there has been no terraced housing.


Terraces represent the most economical use of land and therefore, arguably, arelikelytoresultinmoreaffordablehousing.However,densehousingismorecloselyassociatedwithlargerhousingestatesintowns,andthereforemaybeatoddswithawishtoprotecttheruralcharacterofSlapton.

7.3.64 AllhousesinSlaptonhavepeakedroofs,and,withtheexceptionofTheCarpenters

Arms, none are thatched. A small minority have slate roofs, and the remaindereitherclay,orconcretetiles.

7.3.65 All buildings are built of brick, some are rendered, wholly or in part, many have

decorative features, suchashung tiles,which reflecta stylecontemporary to theirage.


8. Summary8.1 The overriding impression gained by looking at the Parish of Slapton is a rural

landscapewith some isolatedbuildings. Threedistinct settlementshavedevelopedandcoalescedalongroadswhichhaveremainedverymuchastheywerecenturiesago. Acloserexaminationshowsthat, inSlaptonVillage inparticular,manyof theolderbuildingsweredemolishedinthesecondhalfofthe20thCentury,tomakewayfornewerhousing.Bytheendofthe20thCentury,furtherdevelopmentwasmuchmore sympathetic to historical character, with Bury Farm House retained in BuryFarm Close and other buildings either conversions or designed to harmonise withexistingfarmbuildings.AsimilarpatternofevolvingdevelopmenthastakenplaceinHorton,withthemorerecentdevelopmentbeingfarmbuildingconversions,ornewbuildwhichreflectsasimilarstyle.

8.2 It is a ‘well-sought after’ location, as the estate agents would put it. Demandinvariablydrivesupcost,andthusthedesirabilityof‘livinginthecountry’willdriveuphousepricesinvillages.Itisthereforeachallengetoprovidehousingthatwill,inperpetuitybe‘affordable’.However,itisnotjusttheinitialcostofapropertywhichmakesitaffordable.Theless‘sustainable‘asettingis,thehighertheincomerequiredto live there. Moreover, it is interesting to note that unless there are significantconstraints,usuallyofspace,manyofthesmallerfamilyhomesinSlaptonhavebeenextended over the years, and this in itself lifts them into a less affordable pricebracket.Nothingstaysthesame–changehappens.

8.3 There is hardly apropertyinSlaptonthathas stayed the same.The red lines on themapbelowshowwherepermission for newbuilds, extensions oradaptations has beensoughtover the last40years.

Fig9PlanningApplicationsoverthelast40years



8.4 TheParishofSlaptonconsistsofthreesettlements,withsevendistinctivecharacterareasnamely:

I. GroveandGroveLock(theareaatGroveLockisnon-residentialso

notidentifiedasadifferentarea)II. HortonIII. HortonRoadSlaptonIV. SlaptoncentreV. BuryFarmCloseVI. MillRoad,SlaptonVII. ChurchRoad

8.5 Each of these areas has a character of its own, which has emerged over time,

influencedbynumeroushistorical, geographical and cultural factors. In the futureproposeddevelopmentinanyoftheseareasshoulddemonstratehowthesefactorshave been taken into consideration and are reflected in the setting, size, scale,layout,anddesignofthebuildings.

8.6 Gooddesignisnotjustaboutthevisualappearanceofabuilding,althoughhowwell

a building sits in its own space is vitally important. It is essentially about how arecognisedneed isbestmet,using thebest thatmodernmaterialsand technologycanofferinthemostcosteffective,aswellaspleasing,way.Itisabouthow‘spaces’areturnedinto‘places’.

8.7 The National Planning Policy Framework (2012) section 7 ‘Requiring Good Design’para58states

‘Local andneighbourhoodplans shoulddevelop robust and comprehensivepoliciesthatsetoutthequalityofdevelopmentthatwillbeexpectedforthearea.Suchpoliciesshouldbebasedonstatedobjectivesforthefutureoftheareaandanunderstandingandevaluationofitsdefiningcharacteristics.

Planningpoliciesanddecisionsshouldaimtoensurethatdevelopments:

• willfunctionwellandaddtotheoverallqualityofthearea,notjustfortheshorttermbutoverthelifetimeofthedevelopment;

• establish a strong sense of place, using streetscapes and buildings to createattractiveandcomfortableplacestolive,workandvisit;

• optimise the potential of the site to accommodate development, create andsustainanappropriatemixofuses(including incorporationofgreenandotherpublicspaceaspartofdevelopments)andsupportlocalfacilitiesandtransportnetworks;

• respond to local character and history, and reflect the identity of localsurroundings andmaterials,while not preventing or discouraging appropriateinnovation;

• createsafeandaccessibleenvironmentswherecrimeanddisorder,andthefearofcrime,donotunderminequalityoflifeorcommunitycohesion;and

• are visually attractive as a result of good architecture and appropriatelandscaping.


andparagraphs59,60and61state59Localplanningauthorities should considerusingdesign codeswhere they could

help deliver high quality outcomes. However, design policies should avoidunnecessaryprescriptionordetailandshouldconcentrateonguidingtheoverallscale,density,massing,height, landscape, layout,materialsandaccessofnewdevelopment in relation to neighbouring buildings and the local area moregenerally.

60Planningpoliciesanddecisionsshouldnotattempttoimposearchitecturalstyles

orparticulartastesandtheyshouldnotstifleinnovation,originalityorinitiativethrough unsubstantiated requirements to conform to certain developmentforms or styles. It is, however, proper to seek to promote or reinforce localdistinctiveness.

61Althoughvisualappearanceandthearchitectureof individualbuildingsarevery

important factors, securing high quality and inclusive design goes beyondaesthetic considerations. Therefore, planning policies and decisions shouldaddresstheconnectionsbetweenpeopleandplacesandtheintegrationofnewdevelopmentintothenatural,builtandhistoricenvironment.

8.8 InresponsetotheFramework,whichunderpinsboththeLocalPlanandtheSlapton

ParishNeighbourhoodDevelopmentPlan,ourDesignPolicywillnotsimplyprescribeorproscribe theoutwardappearanceofnewdwellings,butwill seek toencourageholistic, innovative design solutions which preserve and enhance the overallcharacterofeachsettlement.

8.9 Development proposals which demonstrate that they are based on a thorough

understanding of the distinctive visual, geographical, and historical contexts, asdescribedinthisdocument,willsitcomfortablyinthelandscapeandwillharmonise,insize,scaleandbuildingmaterialswithwhatalreadyexists.


BibliographyandReference

‘How to Prepare Character Assessment to Support Design Policy within aNeighbourhood Plan’ (Mycommunity.org.uk, 2017) published by the Royal TownPlanningInstitute.

AylesburyValeDistrictDesignGuide:1.4Localdistinctivenessawareness-FeaturesofruralbuildingsandthespacesaroundthemPubAVDCFeb2016

AVDC website: https://www.aylesburyvaledc.gov.uk/section/planning-and-building-control

NationalPlanningPolicyFramework:PubGov.uk2012

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