Church Hill Farm_Vision Document_April 2021

1 Church Hill Farm VISION DOCUMENT AprilJ2a0n2u1ary 2021

“Cheddington is a thriving and vibrant local community: we are a multiple winner of Village of the Year at a local and national level and of the Best Kept Village award. Although local and national recognition is welcome, the reason the residents involve themselves in the life of our village is 2 that they want the community of Cheddington to thrive and excel. Cllr Rob Grant Chair Cheddington Neighbourhood Plan Steering Group & Chair Cheddington Parish Council Church Hill Farm | VISION DOCUMENT

INTRODUCTION STATION ROAD Cheddington Station This document has been prepared to share our initial 3 thoughts and ideas for the land east of Station Road, St Giles C of E Cheddington. It’s purpose is to engage with the local HIGH STREET Church community and Parish Council to explore how it can play a part in the future of the village. Village Hall Gleeson Strategic Land are currently working with the landowners of the land CHEDDINGTON VILLAGE to the east of Station Road, south of St Giles C of E Church (edged on the aerial photograph). As clearly described in the quote taken from the foreword of the Cheddington Neighbourhood plan (left), we recognise that the reason the village thrives is that the residents want to be involved. We are now in the early stages of creating a vision and masterplan for the site and are looking to engage with key stakeholders to explore how we can come up with a proposal which benefits everyone. To understand the site’s physical constraints and opportunities we have undertaken some initial technical studies to understand the issues for the site which are set out later in this document. We have also started to explore some ideas of how the site could come forward for development, how it might look and some of the benefits it could bring. FIGURE 01 Aerial photograph of the site Church Hill Farm | VISION DOCUMENT

4 Photographs of the site looking north west across the site (TOP) and south west from the public right of way by the church (BOTTOM) Church Hill Farm | VISION DOCUMENT

THE SITE FIGURE 02 Plan showing the extent of the site 5 The site is located on the eastern edge of the existing Church Hill Farm | VISION DOCUMENT village urban area. It is easily accessible and within walking distance of the facilities in the village and the station. The site is broadly rectangular in shape and contains orchards which are no longer operated commercially or actively managed, and a dwelling house (Church Hill Farm). The boundary of the site is shown edged red on Figure 02 and measures 8.9 hectares / 22 acres. The site is bounded to the west by Station Road and to the south by the rear of properties in Church Hill. There is a scout hut where the existing site access connects to Station Road with a former orchard south of this area. To the north of the site is St Giles C of E Church with it’s own access track forming the boundary of the site. To the south east there are further orchards with some small scale employment uses and the village hall beyond. The site gently slopes from southwest and south east to a central point just inside the northern boundary. There is a public right of way which runs along the northern boundary of the site which connects Station Road to Church Lane. There are also areas of scrub and grassland. The existing access into the site is at the easternmost edge via Station Road. This access serves the dwelling house. In terms of constraints: • The land is outside of, but contiguous with, the settlement boundary for Cheddington. • The Site is covered by a blanket Tree Preservation Area made in 2019 (ref.19/00002/TPO). • It is a designated Local Wildlife Site (Church Hill Farm Orchard). • The nearby St. Giles’ Church is Grade II Listed. • land west of the site around Mentmore is a registered park and garden. • land south of the site, on the opposite side of Cheddington, is defined as a Local Landscape Area.

BACKGROUND AND PLANNING CONTEXT A review of the background and planning context for the site has been undertaken. There are a number of relevant policies which need to be considered. The development plan for Buckinghamshire Council (Aylesbury Vale Area) The emerging Vale of Aylesbury Local Plan (VALP). currently comprises: Of significance the VALP has now been through Examination in Public and is • Aylesbury Vale District Local Plan (AVDLP) (2004); scheduled for adoption during 2021. • Cheddington Neighbourhood Plan (CNP) (2015). Policy S2 of the VALP makes provision for delivery of at least 28,600 new homes over the plan period (2013-2033). Within the wider settlement hierarchy, • Selected other Material Considerations: Cheddington is defined as a ‘medium village’ i.e. a location with some key 6 services and facilities which make then moderately sustainable locations for growth. Within that context, it is noted that Cheddington has the benefit of a • National Planning Policy Framework (‘the Framework’); railway station with links to London Euston and Milton Keynes Central. Policy S2 identifies a total of 1,282 homes to be provided at the ‘medium villages’ • Planning Practice Guidance; (of which there are a total of 19) at a scale in keeping with the local character and setting. • The emerging Vale of Aylesbury Local Plan (VALP). Whilst the site in this case is not allocated for development it is also noted that Policy D3 of the VALP (which relates to proposals for non-allocated sites at settlements including medium villages) does allow for further development but limits this to small scale development and infilling within the built-up areas of settlements. The same policy also provides for what it refers to as ‘larger scale development’ outside settlement boundaries, in exceptional circumstances, where it would accord with a series of criteria if it can be demonstrated that the Council’s monitoring of housing delivery across the district shows that the allocated sites are not be being delivered at the expected rate. Church Hill Farm | VISION DOCUMENT

We are also aware that the Neighbourhood Plan for Cheddington was made in It is apparent therefore that this option was initially discounted, at least in part, 7 2015. It includes site allocations south of Mentmore Road, on the western side because of a lack of technical information. of the Village. that would deliver approximately 100 homes over the plan period up to 2033. Gleeson Homes has now commissioned additional information regarding ecology and heritage amongst others. This document provides a summary We are aware that Policy 1 of the Neighbourhood Plan outlines that, with a of that work culminating in an illustrative masterplan which shows that the limited number of exceptions, development of land outside the settlement scheme would in fact result in very significant benefits, including in ecological boundaries will not be supported. terms as discussed in more detail in this document. That said, the Neighbourhood Plan is clear at Paragraph 4.11 that, in determining options for growth, development along Station Road connecting outlying areas near the railway station with the main village was ‘’marginally rejected’’ during the informal consultation stage. The Strategic Environmental Assessment Report (SEA) in support of the Neighbourhood Plan considers the ‘’Station Road’’ alternative in more detail. It outlines that this option performed slightly less well than alternatives given a possible loss of biodiversity interest at key sites in the area as well as the possible heritage impact on the Grade II* Listed St Giles Church. Even so, it outlines that there was some support among the community for enabling development on a small part of the orchard site that would secure the investment required to improve the biodiversity value and appearance of the remaining orchard area. It was noted also that development in that area may also connect the smaller part of the village around the station with the main village. Whilst it was assessed marginally less well, the SEA is clear that this should not be considered significant. Church Hill Farm | VISION DOCUMENT

FUTURE GROWTH The existing Cheddington Neighbourhood Plan identified a number of constraints and potential areas for new housing for the village. Following this approach, options for further development would support the site as a potential area for growth. Figure 03 is an extract from the Neighbourhood Plan Proposals Map Inset (Page 34) which shows the former housing allocations, community facilities and local green spaces. It also highlights the Landscape, Green Infrastructure and Biodiversity constraints on the south western side of the village. 8 KEY FIGURE 03 Neighbourhood Plan Proposals Map The site Policy 1 Cheddington Settlement Boundary Policy 2 Housing Site Allocations Policy 3 Community Facilities Policy 5 Landscape, Green Infrastructure and Biodiversity Policy 7 Local Green Spaces Church Hill Farm | VISION DOCUMENT

CHURCH HILL FARM It is recognised that the orchard areas at Church FIGURE 04 Plan showing the ecology areas within the site 9 Hill Farm are important in terms of biodiversity. Aspect Ecology have carried out a detailed ecological Church Hill Farm | VISION DOCUMENT assessment of the site to define those areas which are most important, and those which are less so. This has included detailed invertebrate surveys, and particularly an assessment of the status of Noble Chafer at the site. This is a rare beetle whose habitat is the dead wood in old apple trees and is the main reason for the site’s designation as a Local Wildlife Site. The studies found that the stronghold for the beetle is in the areas of traditional orchard to the west of the site, with other areas being less important since they comprise either modern orchard, or those which are highly degraded and unsuitable. The population is however in peril! The studies also indicate that without suitable action being taken to safeguard the populations of Noble Chafer at the site, then the population is almost certain to become extinct at the local level, because the apple trees will gradually deteriorate and become lost. 30% of the trees are already missing; by 2030 approximately 50% of the orchard trees will have been lost; and by 2050 all of the trees will have reached their maximum life expectancy. There is an urgent need for active conservation management to be put in place in this area of orchard. Specifically – replanting replacement orchard trees will ensure that habitat for Noble Chafer will be available in the long term, coupled with the best possible management of the remaining old trees within the orchard. We have been consulting with AVDC Ecologist who has engaged positively with the proposals, subject to suitable net gains being secured for biodiversity, and the overall planning balance being demonstrated. He has recommended further consultation with the Peoples Trust for Endangered Species (PTES) and Berkshire, Buckinghamshire and Oxfordshire Wildlife Trust (BBOWT) to secure the best outcome for Noble Chafer, and the wider conservation interests which are present within the orchard.

HERITAGE Prepared by Turley, the emerging proposals have been informed by a robust and proportionate assessment of built heritage assets in the local area. It outlines that the principal heritage asset in this case is the nearby Church of St Giles, the parish church and a Grade II* listed building. However, other heritage assets of note in the surrounding area include Nos. 11, 13 and 15 Station Road (Grade II Listed Buildings) and the historic landscape of Mentmore Towers (Grade I Registered Park and Garden of Special Historic Interest and Conservation Area). In producing the proposed scheme, it is of paramount importance that the significance of these heritage assets is retained and where possible enhanced. 10 The proposal does this principally by retaining the traditional orchard to the west of the Site and providing reinforced planting to the northern boundaries which has the effect of maintaining: • the legibility of the Church of St Giles’ and its historic spatial separation from Cheddington; • important local views towards the Church of St Giles from Station Road, where its elevated position can be particularly appreciated; • the rural character in which the nineteenth-century estate cottages on Station Road (Nos. 11, 13 and 15) are experienced, and would, historically, have been experienced in the journey between Cheddington train station and Mentmore Towers along the Grand (Cheddington) Avenue. The proposal would be carefully sited relative to the Site’s topography in order to aid integration with the local context, including in longer distance views from Mentmore Towers, where it will not be a prominent element. Furthermore, the scheme has the potential to re-provide a footpath through the Site to the church on the existing Church Path whilst it could also provide a parking area for the benefit of the church as well as to facilitate access to the retained orchard area if that was felt to be desirable. Historic aerial photograph showing the former orchard areas within the village and the church Church Hill Farm | VISION DOCUMENT

Listed Buildings 1 11,13 and 15 Station Road 2 Church of St Giles 3 22-30 Mentmore Road 4 The Chase 5 Cheddington War Memorial 6 25 High Street 1 2 11 3 4 5 6 FIGURE 05 Plan showing the location of Listed Buildings in the village Photographs of historic character of Cheddington Church Hill Farm | VISION DOCUMENT

ACCESS Initial assessment of the site in terms of transport and Access Walking & Cycling accessibility has been carried out by i-transport which It is proposed that access to the site would be provided via a simple The site benefits from an existing footpath connection along Station Road, concludes that the site represents a location that is priority junction with Station Road, with vehicles exiting the site required running between Mentmore Rd to the south and Cheddington Railway accessible by sustainable and active travel moders and to give way to those using Station Road. The access would be formed Station. There are further footpath connections into Cheddington Village would result in a sustainable and accessible residential close to the exiting location, in the south west corner of the site, and Centre along the eastern edge of Mentmore Road, with dropped kerb development site. positioned fractionally to the north of the current location to enhance crossing points provided at all junctions en route to the village centre. visibility to approaching traffic on Station Road. Furthermore, footpath CHD/6/1 runs along the eastern boundary of the site. The footpath is tarmacked and is some 650m in length, connecting Preliminary discussions and a site meeting have been held with the In addition there is an opportunity for a shared cycle/pedestrian Station road to Church Lane along a traffic free route. The route would Aylesbury Vale District Ecologist, who has been broadly supportive of route between the site and Church Hill which will be explored with present an alternative means for residents to connect into the village, via the proposed approach, subject to suitable net gains being secured for Buckinghamshire County Council. It is envisaged that the route would a direct route connecting into Church Lane. biodiversity, and the overall planning balance being demonstrated. He has primarily take the form of a 3.0m tarmacked route. 12 recommended further consultation with the Peoples Trust for Endangered Public Transport Species (PTES) and Berkshire, Buckinghamshire and Oxfordshire Wildlife Transport Assessment / Travel Plan Trust (BBOWT) to secure the best outcome for Noble Chafer, and the The closest bus stops to the site with regular bus service are situated wider conservation interests which are present within the orchard. In any event, a subsequent proposal would be subject to a comprehensive on The Green, some 600m to the south of the site via Station Road and Transport Assessment which further assesses the impact of the Mentmore Road. Bus services operate a regular route between Aylesbury, development of the local road network; the means of accessing the site Tring and Cheddington. as well as identifying any transport mitigation or enhancements that can be delivered alongside development. Cheddington Rail Station is located some 700m to the north east of the A Green Travel Plan would also be prepared which outlines how site, accessed via Station Road and provides services to London Euston opportunities for the take up of sustainable travel opportunities would as well as Milton Keynes, Leighton Buzzard and Berkhamstead. Of note, be maximised. Measures are likely to include provision of travel the station has 42 cycle storage spaces, as well as 70 car parking spaces vouchers, promotion of Bikeability training; personal journey planning; (including two accessible spaces). and the promotion of car-sharing schemes. The Travel Plan will have an overarching target that seeks to reduce single-occupancy by 10% over a period of 5-years, with its performance monitored through regular independent surveying. Church Hill Farm | VISION DOCUMENT

KEY 13 The site Church Hill Farm | VISION DOCUMENT Station Community facility Public House Place of Worship Recreation Ground Childrens Playground Shop School Public Right of Way FIGURE 06 Plan showing the site in context

14 FIGURE 07 Plan showing the proposed access strategy Photographs of the existing access and public footpaths at the site KEY The site Public Right of Way Vehicular access New pedestrian links P Potential new community / church car park Potential to improve links to Cheddington Station Church Hill Farm | VISION DOCUMENT

LANDSCAPE Turley Landscape and VIA have provided initial • Potential enhancements to the adjacent public right of way and the 15 advice on landscape character and visual amenity in experience of Station Road would be provided by improving boundary connection with the proposed scheme. treatments and the condition of landscape features. This could include the Church Hill Farm | VISION DOCUMENT provision of new hedgerows along boundaries, fences of improved quality That advice outlines that the site does not fall within a nationally designated and new tree planting. landscape and was not one of the Local Landscape Areas or Areas of Attractive Landscape identified in the Local Plan. Although the orchard is a positive feature • Compensation for tree loss would be provided on site with good quality on the edge of the village, it is not publically accessible and the condition is in trees retained where possible and additional trees planted within the decline. The lack of management and the poor condition of boundary treatments development areas. Trees supporting noble chafer and displaying potential reduces the perceived landscape quality of the Site. veteran qualities would be retained where possible. As such, various measures have been incorporated into the proposed scheme in Having regard to the above, it is concluded that the proposals would provide a order to minimise potential landscape impacts and where appropriate provide sensitive response to the landscape and visual characteristics of the Site. The enhancements as set out below: development would integrate with the existing settlement pattern and the scale of the development would be appropriate to the village. Any potential harm • Built development would be located to the south eastern corner of the Site to key local and long distance views would be mitigated by planting and the to preserve the area of Traditional Orchard to the west, maintaining key sensitive positioning of good quality built form. Key landscape features would views towards the church from Station Road and Long Marston Road, and be retained and enhanced. preserving a sense of separation from St Giles Church to the north. There is an opportunity to strengthen the sense of separation through new planting to the north of the Site. • Development would secure long term protection and management of the retained parts of the Orchard, along with new public access as a key landscape benefit. Orchards are identified as a distinctive feature of the local landscape character which are currently in decline. Although the orchard within the Site would reduce in size, the area to be retained would be well protected and enhanced.

16 View of Church of St Giles from Station Road Church Hill Farm | VISION DOCUMENT

DRAINAGE 17 The site is not within an area at risk of flooding and if Church Hill Farm | VISION DOCUMENT developed with an appropriate drainage strategy will not increase the risk of flooding outside of the site. The site lies entirely within the Environment Agency Flood Zone 1 category. There is therefore a low level of flood risk posed. A drainage strategy will be developed which will limit the surface water run- off from the development to the existing Greenfield run-off rate. This will be achieved by attenuating the source of the flows using new Sustainable Drainage features (SuDS), such as swales and ditches which would capture and convey surface waters before releasing them at a rate that replicates natural systems. This will not only control surface water runoff, but also provide positive ecological and visual improvements. The main attenuation basins will be designed to deliver sufficient capacity to collect and temporarily store water during periods of heavy rainfall, before releasing them at a controlled rate into the wider drainage network beyond the site. KEY The site Floodzone 2 Floodzone 3 FIGURE 08 Plan showing flood risk in the location of the site (Source: Environment Agency Floodmap for Planning)

OUR VISION FIGURE 9 Vision for the site Our vision for the site is based on the opportunities which it can bring to the village through its development. “ To reinforce the unique history and character of the village with a balance of new housing and community 18 landscape. To meet the requirements for future growth for the village and the needs of the local community by offering a range of high quality housing, public open spaces and facilities with good connections to the local area. The development will use best practice in urban, landscape and environmental design to provide a high quality living environment that responds to it’s surroundings and context. Church Hill Farm | VISION DOCUMENT

19 Cheddington Orchards | VISION DOCUMENT

A DRAFT MASTERPLAN KEY To illustrate our vision for the site we have produced 1 Existing orchard areas restored and replanted a draft masterplan which shows how the site could be laid out with areas of public open space, orchards, 2 Additional landscape planting across the site to improve access, housing and drainage. biodiversity and landscape character The initial masterplan shows the following elements: 3 Potential location for new car park to be shared with the church and the orchard area • Retention of the existing landscape features within the site and on it’s edges 4 A natural area of play for young children • Restoration and replanting of the existing historic orchards within 5 Connections to the existing public right of way between Station 20 the site Road and Church Road • Biodiversity improvements with new native planting across the site 6 Improvements to the existing access into the site • A primary vehicular access from Station Road • Connections to the existing public right of way through the site 7 An area for residential development to include a variety of housing types and tenures. which link to the Station and Church Road • A new village car park close to the church 8 Additional planting on the boundaries of the site to protect the • Circa 100 houses at lower density of circa 30 dwellings per hectare amenity of existing residential properties • A mix of housing types including 2,3,4 and 5 bedroom houses a small 9 Drainage features to ensure that no flooding is caused within number of 1 and 2 bedroom apartments or outside of the site • Sufficient allocated and unallocated parking within the site including 10 An area of public open space which could be used for a range visitor parking of uses including informal play, community events or activities. • A layout which provides a variety of character in spaces and built for This could include shared use with the orchards, the Parish with low traffic speeds • Areas of public open space with the potential to provide natural Council, the church and the scout hut. utilising the new car areas of play for children. parking area. • Sustainable Drainage (SuDS) across the site to deal with surface water

FIGURE 10 Illustrative masterplan 5 6 3 5 1 10 1 4 21 5 7 9 2 2 8 9

We desperately need more places to relax and play in, and we also need shared activities to enable people of different age “ groups and backgrounds to come together. In city, town or village the Community Orchard is becoming the equivalent of the wood in the countryside a century and more ago – a communal asset for the whole parish. But more than that it can be the focal point for the whole village - the open-air village hall. Common Ground 22 Church Hill Farm | VISION DOCUMENT

COMMUNITY ORCHARDS BENEFITS FOR WHOLE COMMUNITY…. 23 The current proposal offers the opportunity to • Provide a base for education activities for local primary schools, scout groups and other safeguard the valuable traditional orchard in the west organisations, such as involvement in fruit picking days; of the site. This would be funded by the development of the less valuable parts of the site, such as those areas • Opportunities for beekeeping, with the benefits to mental health, as well as pollination, and of diseased orchard and those orchard areas which honey!; have deteriorated significantly, together the existing house and garden. • Local events such as ‘Apple Day’ which is a celebration of orchards, usually taking place on or around 21st October each year. It has been calculated that a ‘Net Gain’ in overall biodiversity can be achieved through the careful placement of the proposed development within the orchard • Opportunities for picking and trading of fruit produce and products to raise money for the setting, combined with off-setting any impacts through the careful management community or for charity. of the retained orchards. • Craft activities such as basket-making, making use of the existing willow trees on site (which A community orchard would be established, which would represent a valuable would have traditionally been used for this purpose). resource to the Cheddington Parish, and for visitors in the wider area, whilst activities would be overseen by a specialist landscape contractor. The vision • Opportunities for community involvement in conservation management activities, such as is that significant community benefits would be associated with the orchard, replanting, pruning and creation of deadwood piles. some examples of which are set out in the Community Orchard Box below: • Natural play areas could be incorporated within the orchard. …AND ALSO FOR WILDLIFE • Replanting apple trees will provide apples for birds and hedgehogs as well as people. • Habitat will be provide the rare Noble Chafer, as well as a range of other beetles and invertebrates. • Grassland would be enhanced and managed as a meadow to benefit butterflies and moths. • Owl boxes, bat boxes and buried log piles would be provided to benefit a range of animal species. • Mistletoe could be introduced. Church Hill Farm | VISION DOCUMENT

OTHER OPPORTUNITIES AND BENEFITS FOR THE VILLAGE The development of the site could provide a number of 1 Public open spaces for play, walking and events other opportunities for a number of other benefits to the village. We are keen to work with the community and Parish Council to see how we can deliver these. 24 Large areas of informal public open space within the site, including the orchard could be used for a variety of activities including; • Meeting friends and relatives • Natural play areas for young children • Informal play / kickabout areas • Picnics • Exercise and dog walking • Community events • Education on issues such as ecology, history or health and wellbeing Church Hill Farm | VISION DOCUMENT

2 Village car park 3 Information and display boards 4 Heritage trails / circular walks 25 There is an opportunity for new shared village car parking area within There are opportunities within the areas of public open space and The village could use the site as part of a series of circular walks for the site which could be used for the community and the church. orchards to provide signage boards which could provide information local people and visitors to the village. The station area is a popular for visitors and the community on aspects such as ecology and wildlife, destination for walks through the village and to the surrounding area. The car park would take pressure for parking off of Station Road and history and wayfinding. provide a closer and more accessible area for users of the church and This could be achieved using information provided on the Parish Council orchard area. The car park would provide level access to the church and web site, leaflets, social media and display boards within the site or include a number of disabled spaces. village. Walks could be informal or organised and help promote exercise, education and support local facilities such as the public houses or shops. The walks could utilise the new car parking area and information boards. There are opportunities within the areas of public open space and orchards to provide signage boards which could provide information for visitors and the community on aspects such as ecology and wildlife, history and wayfinding. Church Hill Farm | VISION DOCUMENT

5 Improvements to the community facilities 6 Affordable homes 7 Bungalows and homes for the elderly 26 Within the Neighbourhood Plan for Cheddington the existing Scout hut It is recognised that in highly sought after locations to live, such as It is recognised that there are limited opportunities for people to is listed as a Cheddington Village Asset with, in brackets, the words ‘’to Cheddington, being able to stay in the village and afford your first home downsize to smaller units or bungalows as their needs change. be replaced / refurbished in future’’ or moving to a larger family home is challenging. There is an opportunity to provide a both smaller units and bungalows There is potential for financial contributions towards existing With the current average house price in the village at £463,148, this is within the site which could help older people remain in the village, community facilities in the village such as the scout hut on Station well above the national average (£245,443). close to their families and continue to play an active part in its Road or the village hall to the south east of the site. community for longer. As part of any new housing development, an element of affordable The public open spaces within the site could also be used with these housing will be provided. It is envisaged that the design of the facilities for activities or events. affordable homes will be of the same quality as market housing and will be integrated into the scheme as a whole. The mix of affordable housing will include both socially rented and shared ownership. In accordance with VALP Policy H1, a minimum 25% of the proposed dwellings would be provided as affordable homes on the site. Church Hill Farm | VISION DOCUMENT

8 A range of housing types for local people 9 Long term management 10 11 12 Other benefits? 27 New housing can provide a variety of new homes from smaller 1 and 3 The ownership and long term management of aspects of the The proposal would of course provide a range of financial contributions bedroom apartments up to larger 4 and 5 bedroom housing. development could be gifted to the Parish Council who could maintain to be agreed through a S106 legal agreement. In that regard, it is the quality of the place. noted that The Annex to the Neighbourhood Plan outlines a number of priority projects for Community Infrastructure funding as follows: The community could develop new ideas for the spaces and how they will be used both now and in the future. i. School Improvements; ii. Footpaths / cycleways; Contributions could be secured as part of the development process to iii. Community buildings / facilities; assist in the funding of maintenance and long term management. iv. Traffic calming. Gleenson Homes would be keen to discuss the potential for the scheme to make proportionate financial contributions that help to address identified needs within Cheddington. We are keen to work with the community and Parish Council to understand what other opportunities the development could assist in delivering. Church Hill Farm | VISION DOCUMENT

CONCLUSION AND NEXT STEPS The Neighbourhood Plan for Cheddington outlines the historic role There are number other potential benefits too including public access of orchards at Cheddington, listing them specifically as a village as a ‘’community orchard’’ whilst the development could provide asset. Amongst other things, the orchard in this case is notable for financial contributions to addresses specific needs within Cheddington. accommodating the rare Noble Chafer beetle which thrives on the Given that specific circumstances at this site and the very tangible dead wood of apple trees. Albeit the population is concentrated on the benefits that limited residential development could provide, Gleeson western side of the site where the habitat is more suitable. Homes is keen to discuss the proposal at the earliest opportunity. However, even that habitat is deteriorating. Ecological survey work and Next steps discussions with the local authority have revealed that the trees will 28 have reached their maximum life expectancy by 2050 and that as a Gleeson Homes is hopeful that it can continue to develop a masterplan consequence, the Noble Chafer population will become extinct. for the site which takes on board comments from the Parish Council To avoid that, an ongoing process of succession planting and active and evolves in response to further technical work. management of the orchard is required. The aspiration is to submit a planning application which can gain the The proposal in this case would see the orchard area to the west support of the Parish Council in the latter part of 2021. retained, managed and ultimately safeguarded for the future. The remainder of the land would be given over to residential development comprising circa 100 homes. Initial technical work has shown that those dwellings can be accommodated without undue harm in a range of technical areas including traffic and transport, heritage, landscape and flood risk. As set out above, it would result in a significant ecological benefit by safeguarding habitat for Noble Chafer but a minimum 10% ecological net gain can also be secured. Church Hill Farm | VISION DOCUMENT

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30 Church Hill Farm | VISION DOCUMENT