TO: EXAMINER: Nigel Payne BSc (Hons) DipTP MRTPI MCMI CC: Stephanie Buller Aylesbury Vale District Council Via email: C/o Steve Carnaby steve.carnaby@intelligentplans.co.uk sbuller@aylesburyvaledc.gov.uk 16th February 2018 Examination Ref: 02/NAP/ACNP

RE: Examiner’s Question 2 Aston Clinton Neighbourhood Plan proposed settlement boundary Dear Mr Payne Further to your letter of the 12th February, please find below and in the attached Appendices, the Qualifying Bodies response to your question number 2 regarding the proposed settlement boundary in the Aston Clinton Neighbourhood Plan. Responses to all other questions will be forwarded under separate cover. Settlement Boundary Examiner question: Currently, there does not seem to be any hard evidence to justify the statement that the boundary has been drawn where it has “to keep the village boundaries consistent”. It is not clear with what they are ‘consistent’. Could clarification be provided which underpins the justification as to why the settlement boundary has been put where it is and what factors were (and/or were not) taken into account, as well as an “audit trail” of the decision-making process that led to the line now included in Figure 2? This need not be overly complex or detailed but should include reference to all land that has permission, or is allocated in the emerging Vale of Aylesbury Local Plan (VALP), for new development to 2033, in addition to the existing built up area of the village as defined by identifiable features on the ground, such as roads, hedges, other field boundaries. Where the line arbitrarily crosses established gardens, for example, this will need further detailed explanation and justification in relation to surrounding development and relationships with other parts of the village. Aston Clinton Parish Council Response: Approach to drawing the boundary – the approach to drawing the boundary took into account a number of factors including the existing settlement, parish boundaries, planning applications with approval, existing landscape features and prevention of coalescence with neighbouring parishes. On the attached map (see Appendix A) and detailed below you will find the boundary marked out in sections (with pink lines and numbered) with brief descriptions below which we hope will help identify the justification as to why the settlement boundary has been put where it is and the factors that were taken into account. 1. Existing field/hedge boundary of new approved developments 2. Existing hedge/fence boundaries of established settlement 3. Existing field/hedge boundary of new approved developments 4. Boundary of existing copse

5. Mixture of proximity to moat (ancient monument), appeal decisions against development for ‘22 & 22a New Road and Land to rear’ 14/03785/APP & Appeal 15/00116/REF and preserves consistent building line along new Road. 6. Parish Boundary 7. Canal boundary with area of Green Belt 8. Open landscape, south of London Road with very limited development. Also forms visual continuation to AONB. 9. Boundary with Aston Clinton Park/local green space. 10. Boundary of established settlement and new approved developments, bordering the Churchyard and Cricket Club grounds. 11. Existing hedge/fence bordering open countryside 12. Consistent with other approved developments 13. Existing hedge/fence boundaries of established settlement 14. Preserves existing settlement line along Weston Road. South of this line would be intrusion into open countryside. 15. Parish Boundary 16. Existing field line with hedging bordering approved developments. 17. Boundary along London Rd and hedge/fence boundary of established settlement on the northern side 1,2,3,4 & 16,17 settlement boundary was also drawn here with coalescence in mind. To prevent coalescence with Aylesbury and the Woodlands development to the north of the A41, and to prevent further coalescence with Buckland Parish to the north east. Key to approved large scale applications that have been included in the settlement boundary and forming parts of the settlement boundary. See attached settlement boundary map in Appendix A

Ref on map Application No. Location Gross No. Dwellings

A 13/02508/AOP Land Off Chapel Drive

47

B 15/00300/AOP Land Off Chapel Drive and Rear Of Green St

95

C 14/02463/AOP Land North of Brook Farm, Brook Street

91

D 14/00426/AOP Land off Brook Street and Aylesbury Road

29

E 16/00780/AOP Land Rear Of (93) Aylesbury Road

50

F 15/03786/AOP Land South Of Aylesbury Road

93

G 14/03662/APP Land At Stratford Close

30

H 15/02569/AOP Land At 108 Weston Road and Longhorn Farm

50

I 12/01144/AOP & 16/00213/AOP

Halton Brook Business Park N/A

J 15/03627/AOP Land At Park Farm, Church Lane

36

K 14/01813/ADP Land at Stablebridge Road

48

L 16/02033/AOP 138 London Road 10

Audit trail of decision making process: 9th March 2017 – after an Aston Clinton Planning Meeting, the following members of the Steering Group met with a copy of the area map provided by AVDC and began the first draft of the ACNP settlement boundary. Members present were: Councillors – Colin Read, Peter Wyatt, Liz Tubb, Lesley Ronson, Marion Mason and Roisin Stewart. 13th March 2017 – Assistant Clerk circulated a copy of the map to the entire Neighbourhood Plan Steering Group for initial thoughts. (see attached map in Appendix B) 22nd March 2017 – The NHP steering group met to discuss the draft boundary (see minutes from that meeting in Appendix C and annotated map in Appendix D) and as a result of that meeting, a number of queries and actions were raised including seeking guidance from the NHP consultant. Following feedback from the consultant, the boundary was tweaked and presented at the Neighbourhood Planning meeting on the 18th May 2017 for discussion and decision. 18th May 2017 – the revised draft boundary was discussed and agreed to by the Steering Group at a Neighbourhood Plan Steering group Meeting (see attached minutes in Appendix E) 24th May 2017 – copy map was delivered to AVDC offices for transcribing by their map maker. 25th May 2017 – digital copy of the finalised map was received via email from AVDC Following Pre-submission regulation 14 consultation, the steering group met on 3rd August 2017 (see Appendix F for copy minutes) to take into consideration representations made and the following decisions were made regarding the settlement boundary. Following the closure of the Pre-submission consultation period, the residents’ responses were analysed by Steering Group member Professor Ed Peile, who has (in conjunction with the Assistant Parish Clerk and other members of the steering group) carried out the analysis of all consultations. Steering group members were provided with an initial numerical analysis on 30th July and this was followed by a more detailed analysis on 2nd August, prior to the discussion at the Steering Group meeting on 3rd August (see minutes attached in Appendix F). Professor Peile’s numerical and detailed analysis included the following. Of the returned questionnaires with responses to policy H1, 60 agreed with the proposed settlement boundary, 3 disagreed and 1 neither agreed nor disagreed. H1 Settlement Boundary 3 disagree 1 neither 4 commented • Wording of H1 (clear) not consistent with H6 (confused) • Personal requests from home owners o All Old Rectory Farm outside settlement o All Lakeside house garden within settlement o All 22 New Road inside settlement The summary comments from residents in the spreadsheet which referred to the settlement boundary were

1. From HP22 5JR our garden and the wood (which is part of my property) at the end of my garden, and my neighbour's has been cut out from the plan, therefore preventing us in the future applying for any planning permission which could also affect the value of our property. 2. From HP22 5JR Settlement plan wants to see all Old Rectory Farm land outside settlement plan 3. From HP22 5EU (N&PM)Settlement plan wants to see all Lakeside house land within settlement boundary (this contrasts with a neighbour in the same postcode area who supported H1 (the settlement boundary proposal) but objected to H6 thus: From HP22 5EU (PH) disagree with H6 - inconsistent with H1 (very clear)which sets settlement boundary and what is acceptable outside it. 4. From HP22 5HG also objected to H1 thus: infill development in settlement will pressurise amenities and contribute to attrition of AC as a village. On the 3rd of August, the Steering group discussed each of the above in turn with the following outcomes:

H1 Settlement Boundary

Public

Would like to see all Old Rectory Farm outside settlement

No change Site already had approval so decided to retain in order to be consistent with other plan approved sites.

Public

Would like to see All Lakeside house garden within settlement

No change Would be into open countryside and change in local housing density

Public

Would like to see All 22 New Road inside settlement

No change Turned down at appeal on several occasions due to location

Developer response Gladman

Re settlement boundary

Slight change in policy wording

as recommended by consultant

H1&2 Developer response Vanderbilt

do not make adequate provision to help meet future housing needs

Disagree Housing policies take into account the fact that the Neighbourhood Area has already, within the plan period, provided for significantly in excess of the housing required. There is no need for the Neighbourhood Plan to allocate development sites and notably, it provides for further sustainable housing development over and above that already permitted.

If you need further clarification or information, please don’t hesitate to ask. Your sincerely

Elaine Barry Sent on behalf of the Aston Clinton Parish Council Steering Group Elaine Barry Clerk – Planning and Projects Aston Clinton Parish Council 01296 631 269

Appendix A - ACNP Annotated Settlement Boundary map

Appendix B - Draft settlement boundary v1 (003)

Action points from Neighbourhood Plan Steering Group Meeting

Parish Council Offices – Aston Clinton

22nd March 2017 at 18.00

Present: Colin Read, Liz Tubb, Lesley Ronson, Roisin Stewart, Marion Mason, Keith Loxley, Tony Winterbottom Elaine Barry (assistant Clerk and minute taker)

Action Responsible

Engagement of Landscape consultant and specialist planning consultant: NOTE: It was AGREED at the Full Parish Council Meeting on 1st February to engage the assistance of a landscape consultant and specialist planning consultant to assist in the development of policies for the plan and to provide further evidence to support the environmental proposals, buffer zone and protection of important views. Meeting with AVDC Following a meeting with the NHP liaison officers at AVDC on the 7th March, the Assistant Clerk had distributed the notes from that meeting and the group discussed the allocation of sites. It was AGREED that sites that had already been approved would be included in the plan. The Steering Group discussed and AGREED to the following ACTIONS:

1 Agreed garden boundary lines

N/A

2 Seek Clarification how far the settlement boundary needs to go along Aylesbury Road (gap between last two settlements to the north)

EB

3 Identify whether ?(1) on the map is included in the 93 homes south of Aylesbury road site and report back/update TW/EB

map

4 ?(2) on map – Seek Clarification from consultant a. Do we need to include in settlement boundary to have control? b. Should we put a policy against this? c. Are we able, through the plan, to control future changes from business to residential on a commercial site?

EB

5 ?(3) Check boundary issues with consultant

EB

6 Reference sources on the plan (see comments on draft plan in section 1 under business) and feedback to Liz

PW

7 Email Keith info re green spaces and landscape from the plan

LT

8 Send draft plan to AVDC and ask if they have enough to start the screening process

EB

9 Send draft plan to Ed to do an edit (cc the group) - Ed to use track changes (ED has free time Weds/Thurs 29th/30th or WE of 1st April and would ideally like advance notice)

LT/Ed

10 Green Spaces report – Keith to look into and report back what needs doing and whether he can do it

KL

11 Complete draft Green spaces report for review

KL

12 Check on and report back details of the planning consent for Halton brook estate

TW

13 Ed and Tony to check their housing figures as they are quoting different numbers from the census. EP & TW

14 Update the housing numbers table – email NHP liaison

TW/EB – in progress

15 Insert table into the plan

EB

Following updating of housing numbers table – revise the figure in the plan in sentence “Although the VALP envisages only 350 new dwellings by 2017, in fact the latest planning applications already approved by AVDC to date point to 487 new dwellings. “

EB/LT

16 Provide Liz with list of any consultations/conversations with groups/bodies (including school, GP etc…)

CR & EP

17 Display maps, suggested photos (including photos of the properties at the spinney) for group to view

MM

18 Populate plan with the maps and photos and final formatting of plan

MM

19 Provide Liz with more details on the types of materials for policy HQD1 – housing design

CR

20 Finalise settlement boundary

Group

21 Send settlement boundary map to AVDC for digitizing

EB

22 Draft Basic conditions statement LT

23 GOAL: Draft Plan to be complete and out to residents and statutory bodies by end of April. (Although it was AGREED that this might be a bit of an overly ambitious target as some of the work would be dependent on factors outside of the Steering Committee’s control). It was expected that the draft plan would be sent to relevant parties for review, recommendation and revision a number of times before final agreement and publication.

Appendix D - Draft settlement boundary (005)

Notes from Neighbourhood Plan Steering Group Meeting

Parish Council Offices – Aston Clinton

18th May 2017 at 18:30

Present: C Read, L Tubb, P Wyatt, L Ronson, M Mason, R Stewart & E Barry (assistant Clerk and minute taker)

Item Action

1. Settlement Boundary The revised draft was reviewed by the Group and AGREED to. The assistant clerk would arrange for delivery of the map to AVDC to be digitized It was AGREED that the map should be included in the main body of the plan as well as an appendix. M Mason/Assistant Clerk to add to the plan. The assistant clerk informed the group that the map production would be at a cost of £40 plus VAT per hour and that AVDC anticipated it taking between 1 to 1.5 hours to produce. The Group AGREED to proceed.

Assistant Clerk M Mason/ Assistant Clerk

2. Draft Plan The following items were discussed and resolved:

• Reference sources for Business text in Section 1 RESOLVED: working from home figures to be removed from document as the group queried the validity of the source and relevance to the plan.

• Reference source for Health text in Section 1 RESOLVED: Referenced correspondence between CCG and AVDC

• Section 1 – The Process RESOLVED: Meetings with Doctors and Dentist took place in the latter part of 2016

• Section 2 – Housing materials design brief policy HQD3 ACTION: Complete and send to group for review

• Community Centre S106 value in Section 2 RESOLVED: Value checked and agreed

• Health and Education Section 2 Policy E1 – Map required for showing shaded areas X, Y and Z on the Map (site area with Chinese restaurant and Cars go Go)

ACTION: Use a version of the settlement boundary map to shade the areas ACTION: Add map to the plan

• Appendices ACTION: To be added included and formatted where necessary

ACTION: Update the plan with any RESOLVED items in the above list

C Read M Mason M Mason/ Assistant Clerk M Mason/ Assistant Clerk L Tubb

3. Publication date for the plan The Assistant Clerk informed the group that the leaflets would be distributed to residents from 30th May until 11th June as the distribution company would take approximately 10 days to deliver to all. To be sure that all residents had received the leaflet prior to the publication date of the plan it was AGREED that the publication date would be the 14th June 2017

4. Housing table The Assistant clerk circulated to the group a copy of the housing figures provided by AVDC for the group to go through line by line. Not all of the figures were correct so the group amended where necessary. The following was AGREED:

• The revised figures to be amended on the final table

• New category of PC (partially complete) to be added and table updated

• Two versions to be created 1. Full detailed breakdown for the appendix 2. Summary breakdown to include in the plan to include only – Location,

P.P.S, Complete, Gross Dwellings, Dwellings lost and Total Net Dwellings ACTION: Update the table/s to include the AGREED bullet points above ACTION: Add summary version to the plan ACTION: Format and Add full version as an appendix

Assistant Clerk Assistant Clerk M Mason/ Assistant Clerk

5. Plan Period AVDC had recommended a plan period of 2013 – 2033. It was AGREED that the Assistant Clerk would consult with the planning consultant before making a final recommendation to the group. The group would then AGREE via email.

Assistant Clerk

6. Pre-submission Process

1. Consultees The assistant clerk read to the group the list of consultees for this phase of the process as follows:

• All residents and Businesses of the Parish

• AVDC

• Statutory consultees (this list had been provided by AVDC)

• Neighbouring Parishes

• District Councilors

ACTION: Consultation Letter to be drafted and sent to group for approval

2. Village life article The Assistant Clerk reminded the group that an article would be published in the next addition of village life in early July, announcing the upcoming pre-submission and where to go for the further details including a copy of the plan and how to comment.

3. Leaflet to residents and businesses

Prior to the meeting the Group had AGREED to the following:

• The group agreed that the leaflet announcing the publication of the draft plan should also include a summary of items within the plan.

• L Tubb would draft the leaflet and circulate to the group for comment and agreement. This had been done.

At the meeting, the following items were discussed and AGREED:

• ACTION: To design and produce the artwork and to send to the printer

• To use the printer who produced the leaflet for the last consultation event o ACTION: To obtain quotes, lead times and organize the logistics

• To use the same distribution company who distributed the leaflet for the last consultation

o ACTION: To obtain lead times and book

• ACTION: To hand deliver to businesses in the Parish

• ACTION: To distribute to public places including café in the park, hairdressers, PO, Pubs etc..

4. Hard Copies of the Plan It was AGREED that Hard Copies of the Plan would be made available in the Parish Offices for those who did not have access to a computer or the internet.

ACTION: To print, initially, 10 copies

5. Consultation Events

The following was discussed and AGREED:

• To run 2 drop-in Question and answer events for residents and stakeholders to attend on the following dates: Sunday 2nd July 2017 between 11.00am-1.00pm and Thursday 20th July 2017 between 6.00-8.00pm

• ACTION: Details to be added to the leaflet

6. Other forms of advertising the plan It was AGREED that to reach as many interested parties as possible, the pre-submission would also be advertised through the following channels:

Assistant Clerk L Tubb M Mason Assistant Clerk Assistant Clerk P Wyatt/R Stewart L Ronson Assistant Clerk M Mason

• Social Media

• Parish Council and NHP websites

• Posters to be distributed through the village

• Bucks Herald

• Possibly a large 3 X 1m banner (TBD)

• Email to NHP update opt in email list

• Email to Community group leaders

7. Comments Form

• ACTION: To be drafted and circulated to the group for agreement

• ACTION: To be uploaded to the website

8. Responses Form

• ACTION: Collate comments and produce report

PC Clerk Assistant Clerk/ M Ramsey L Ronson Assistant Clerk M Mason Assistant Clerk Assistant Clerk M Mason/ Assistant Clerk M Ramsey E Peile

7. Date of next meeting No date was set for the next meeting

Notes from Neighbourhood Plan Steering Group Meeting

Parish Council Offices – Aston Clinton

3rd August 2017 at 11:00

Present: Colin Read, Liz Tubb, Lesley Ronson, Marion Mason, Tony Winterbottom Elaine Barry (assistant Clerk and minute taker) Absent: Roisin Stewart, Peter Wyatt, Ed Peile and Keith Loxley

Item Action

1. Community responses: A copy of the summary report produced by Ed Peile had been distributed to the group prior to the meeting identify and detailing the 67 community responses received. The group discussed each comment and provided their initial thoughts. It was AGREED that the comments were to be added to a table to include actions agreed upon and reason for that action.

2. Consultee responses The group reviewed the summary responses from the statutory consultees and gave their initial thoughts. These would also be added to a table to include actions agreed up and reason for that action. It was AGREED that the assistant clerk would ask Ed Peile to generate tables for community responses and consultee responses for review and recommendation by the steering group. These tables would form part of the consultation statement.

Assistant Clerk/ EP

3. AVDC consultee response The Group AGREED that it would be necessary to seek advice from the NHP consultant. It was recognised that there would be more of a delay than anticipated in working through these comments.

4. Designated Green Spaces

I. Responses While the responses from the community had been in support of the proposed designations, there had been objections from landowners on three of them. The most surprising and concerning one had come from Bucks County Council in regard to Green Park. The Committee AGREED, subject to ascertaining advice from the NHP consultant, that it would be important to re-consult the community to understand

how important it this designation was to them.

II. Green spaces report It was AGREED that this would be reviewed and consultee comments considered and taken account of where appropriate.

KL/CR/Assistant Clerk

5. Evidence Papers The following actions were discussed and AGREED:

• The group to ensure that evidence papers and supporting information were ready up to date and complete and emailed to the assistant clerk.

• Tony Winterbottom would add the findings from the affordable housing numbers to his Housing evidence paper

ALL TW

6. Consultation Statement It was AGREED that Colin Read, Liz Tubb and the assistant clerk would meet on Monday 7th August at 11.00 to discuss the production of the consultation statement.

8. Date of next meeting No date was set