Ickleford Neighbourhood Plan 2022 - 2035 Submission Version March 2023

(1) 9. Sustainable Development

9.1. Sustainable development means 'meeting the needs of the present without compromising the ability of future generations to meet their own needs'. Paragraph 8 of the NPPF expands on what this means in practice and the Neighbourhood Plan must support sustainable development. For Ickleford, this means developing the Local Plan allocations in a sustainable way plus small-scale development over time which integrates well into the village without damaging the natural and historic environment.

9.2. Housing development in the Parish of Ickleford has become an emotive subject with residents in recent years. The parish has seen the relatively large development delivering 144 dwellings, north of Ramerick Farm, commence building in 2020, and large developments in the surrounding areas of Lower Stondon, Henlow, Stotfold and Fairfield and recently with the decommissioned RAF Henlow staff housing now in construction. More locally, apart from the recently completed Ickleford Manor site at the south corner of Turnpike Lane and Bedford Road, the prospective developments of the Bowmans Mill brownfield site, and the three sites allocated in the Local Plan are a source of concern and are reflected in the comments from respondents to the Ickleford Neighbourhood Plan questionnaire. Free text comments were mostly about concern over infrastructure, that the level of development proposed in the Local Plan was too high for the size of the village, concern over loss of Green Belt, that development should not be permitted anywhere in the Parish or that there are no suitable sites.

9.3. Notwithstanding this, there is generally an appreciation that some development is inevitable and, in a few cases, welcomed in order to keep the village 'alive' and functioning as a community. 45% of respondents said that small infill developments of up to 10 houses may be appropriate, 50% said that that brownfield sites should be considered for development, 66% wanted to limit any development beyond that outlined in the Local Plan. In the main, residents want development to be well controlled, affordable for local residents especially younger families, brownfield locations were preferred and that building design must be empathetic to the character of the village and not 'box type' and 'executive' home styles. There was mention that green technologies and sustainable resources should be employed in the construction, with the provision of gardens and sufficient resident and visitor parking stated as essential to any housing development.

9.4. A Housing Needs Assessment was commissioned in 2021 and is a background technical document to the Neighbourhood Plan.

Development within the Settlement Boundary

9.5. Opportunities for new small scale housing development are likely to continue to arise in the village throughout the plan period. The settlement boundary for the village is defined in the Local Plan and separates the village from the surrounding countryside which is covered by the Green Belt designation. Within the settlement boundary, development will be accepted for infill development, small-scale employment uses, and community facilities in principle.

9.6. New homes may be built on redeveloped sites or through infill development. Infill sites are defined as spaces between existing houses where new housing will repeat or respect the surrounding pattern of development. Generally, 'infill' sites can be acceptable for 1 to 2 new houses, provided that the amenities of the adjacent properties are not adversely affected and that the street scene and pattern of development remains appropriate to the rural character of the village.

New Housing

9.7. Ickleford is an attractive village comprising a mixture of house types of various types and ages. It is acknowledged that the NPPF promotes sustainable development and encourages consolidation of rural settlements where it will enhance or maintain the vitality of rural communities. In terms of the Local Plan, Ickleford is identified as one of 5 villages which will support a higher level of new housing allocations. These villages are considered to have some provision of key services and facilities such as a primary school, making them moderately sustainable locations for development. The Local Plan defines the settlement boundary within which development will be allowed. In addition, three sites are allocated around the edge of Ickleford village for an estimated 199 new homes (shown in Annex 7). These are

• IC1: 9 homes at Duncot Close,
• IC2:40 homes at Burford Grange, Bedford Road
• IC3: 150 homes plus reserve land for a new primary school on Land at Bedford Road

9.8. Within the Parish, although adjoining the village of Lower Stondon which lies in Central Bedfordshire, an additional 120 homes have been allocated (LS1 Land at Bedford Road, Annex 7). This development has been completed providing 144 dwellings including 37 dwellings in affordable rented tenure and 20 units as affordable housing for sale. These will satisfy the identified need in the Housing Needs Survey.

9.9. No allocations are therefore proposed in this Neighbourhood Plan.

Size and Mix of Homes

9.10. AECOM was commissioned by the Parish Council to produce a Housing Needs Survey in 2021 as background evidence to the Neighbourhood Plan. This looked at existing housing stock and age profiles of residents, affordability and tenure. Primarily, dwellings in Ickleford are made up of 3 or 4 or more bedrooms, with a smaller proportion of smaller dwellings with 1 or 2 bedrooms. This corresponds with the larger proportion of detached and semi-detached dwellings that tend to be larger than terraced houses and flats. Ickleford has a high proportion of bungalows when compared to district and national levels, while it has a lower proportion of flats and terraced houses which may be representative of the rural nature of the Parish.

9.11. Regarding housing for purchase on the open market, local households on average incomes are unable to access even entry-level homes unless they have the advantage of a very large deposit. Market housing, even with the benefit of a higher than average income, is likely to remain out of reach to most. The average house price would require an annual income 100% higher than the current average income. There is a relatively large group of households in Ickleford who may be able to afford to rent privately but cannot afford home ownership. They are typically earning between around £39,240 per year (at which point entry-level rents become affordable) and £83,314 (at which point entry-level market sale homes become affordable). This 'can rent, can't buy' cohort may benefit from the range of affordable home ownership products such as First Homes and shared ownership. This type of affordable housing is likely to be provided on the housing sites allocated in the emerging Local Plan.

9.12. Ickleford has a lower proportion of residents aged under 44 and a higher proportion of those aged over 44 than in both North Hertfordshire and England more generally. This may be a reflection of the general lack of affordability, resulting in fewer young adults and families living or moving to the area. It is therefore important for new development to prioritise housing that is appropriate both to young families with children and older households.

9.13. The results of a life-stage modelling exercise, which looks at the sizes of dwelling occupied by different age groups and projects the growth and decline of those age groups over the Plan period in order to understand what should be built, demonstrates that in Ickleford an appropriate response would be to prioritise the supply of smaller to mid-sized dwellings (1, 2 and 3 bedrooms).

9.14. Market housing for sale (as opposed to market housing for rent and all types of affordable housing) is increasingly unaffordable and those on median incomes are unable to afford to buy a home in the Parish. While affordable housing should be well balanced in terms of size to cater for all circumstances, the provision of smaller and mid-sized homes for sale and rent should make an important contribution to improving affordability more widely. If older households wishing to 'rightsize' and younger ones seeking to form their own independent households are to be able to afford to live in Ickleford, increasing the provision of small and mid-size homes (i.e., less expensive) will be crucial.

9.15. The allocated sites on Bedford Road and Burford Grange will ensure that a mix of sizes and a supply of affordable homes are available because Local Plan policy requires a proportion of new housing developments to be affordable. However, supporting text to Policy HS3: Housing Mix states that on suburban and edge of settlement sites, there is an assumption of 60% larger homes (3 or more bedrooms) and 40% 1 and 2 bedroom homes. However, for Ickleford, the size of dwellings on those sites (and other sites that may arise during the Neighbourhood Plan period) should prioritise the provision of smaller 1-3 bedroom homes (and therefore less expensive) homes. This means that the suggested percentages set out in the Local Plan is not appropriate. The Housing Needs Survey suggests that up to 2031 34% or more of homes provided on a site should be 1-2 bedroom homes, with 60% 3 bedroom and the remaining 6% should be 5 bedrooms.

9.16. The Ickleford Neighbourhood Plan Questionnaire shows that 15% of residents think that one bedroom homes will be required over the next 10 years, 44% think that two bedroom homes will be required, 43% three bedrooms and 30% think that larger homes (of more than 3 bedrooms) will be required. This confirms that small to midsized homes are likely to be most needed.

In order to have a pragmatic policy for housing mix for market homes only (the HNS suggests 94% of new dwellings should be 3 bedroomed or less) a sensible compromise is considered to require at least 33% 1-2 bedroom homes and then a further 33% 3 bedroom homes, meaning that on a site of 3 houses, 1 would be 1-2 bedrooms, 1 would be 3 bedroomed and one larger.

9.17. The provision of quantity and tenure of affordable homes on new sites where affordable housing must be provided, including the allocated sites IC2 & IC3 will be determined by NHDC.

High Quality Design

9.18. The NPPF and the proposals for planning reform recognise that well-designed buildings and places improve the quality of life and that it is a core planning principle to secure good design. Good design is not just about appearance, but also functionality and the relationship to surroundings and it is not about copying past styles or preventing innovative modern design. The aim is to create site-specific creative design, which is contextual by referencing form and materials to surroundings.

9.19. The village has a wide variety of density, building date and materials, testifying to its historic past. It is important that this variety is carried through in new development whilst respecting the immediate surroundings. A Design Codes document for the Parish has been prepared and is a separate technical background document to the Neighbourhood Plan. It includes numerous examples of traditional features of Ickleford and includes guidance on how to design new buildings to compliment the surrounding street scene or landscape in an appropriate and sympathetic manner. 

Settlement Pattern

9.20. The Ickleford Design Codes document identifies 5 area types within the Parish as set out below. A map showing the location of these is at Annex 8:

• Area Type A: Historic Core: The area contains a large proportion of listed and historic buildings. Dwellings are predominantly detached and present traditional building systems, contributing positively to the character of Ickleford.
• Area Type B: Settlement: These areas comprise the bulk of the built areas, ranging from the expansions of the post-war period to recent developments. They tend to lack listed or locally listed buildings. Dwellings are predominantly semi-detached and terraced.
• Area Type C: Rural Countryside: A number of arable fields to the north of the neighbourhood plan area are not included under the Green Belt designation and are more susceptible to development as a result. The proximity of this area to Stondon makes a joint approach between NHDC and Central Bedfordshire Council advisable.
• Area Type D: Green Belt: The built areas in Ickleford are surrounded by Green Belt designated land. This area constitutes the underlying landscape base, essential to the character of the Parish.
• Area Type E: New Development: An additional area, not specifically linked to a specific location, will be used in the Design Codes to refer to new developments in any of the previous areas.

9.21. The identification of area types and their attributes can help understand the nature of the Design Codes in the Neighbourhood Plan area, to identify challenges and specific issues common to a number of locations that the Design Codes need to target. The Design Codes themselves can be applied to the relevant Area. The summary of these codes is set out in Annex 8 and the full details of how they can be applied are set out in the Design Codes document.

9.22. A summary of the issues the Design Codes cover is set out below:

Movement

9.23. Well designed places have a network of streets, footpaths, junctions and crossings and parking and servicing. New development needs to allow connections with services and facilities. In such a small settlement, it is possible to walk to all facilities and new development should provide for such opportunities.

Nature

9.24. New developments should mitigate any detrimental effects that they impose on the natural environment, while enhancing the existing landscape features and promoting habitat creation. (covered in Policy E4)

Built Form

9.25. Built form refers to the three-dimensional arrangement of buildings, and blocks. The layouts, forms, types, scales and heights constitute the fundamental elements of the built environment that define what a particular area is. These characteristics will vary considerably in each Design Codes area type and new buildings must respect the surrounding buildings or setting.

Identity

9.26. The character of a place is made of many different elements that come together to create a unique sense of identity. New developments will need to respect the existing character as well as create attractive and authentic places that contribute positively to the townscape, public realm and setting of the Area. (Covered in Policies E3 and SD3) 

Public Space

9.27. Streets are the main component of the public space and are defined primarily by their degree of enclosure with buildings and trees, and will vary considerably by Design Codes area type. The protection of valued public space is important in existing settlements such as the Greens in Ickleford and should not be compromised by new development.

Uses

9.28. Sustainable places include a mix of uses that support everyday activities for users to live, work and play. Ickleford has a number of valued services, mainly located in the historic core of the village which need to be retained where possible. (Covered in Policy C1). The proposed new development may be of such a scale as to provide additional functions to residential use, to satisfy the needs of residents.

Homes and Buildings

9.29. Well-designed homes and buildings are functional and accessible. They allow for change over time and provide sufficient amenity space within them for users to thrive. Alterations and extensions as well as individual new buildings should respect their adjacent buildings, provide a healthy living environment for their occupiers and not detract unacceptably from the amenity of existing neighbours.

Energy and Sustainability

9.30. New proposals should balance out the negative environmental impact of development by use of better design, higher efficiency in the consumption of energy and materials in the entire life cycle of buildings and adequate management of waste. (Covered in Policy SD4).

9.31. Development proposals should include a Design and Access Statement, or other written statement related to the scale and complexity of the scheme, which shows that the development has been designed to specifically relate to its setting and incorporates the Design Codes. This is essential to ensure that the special character of the village is protected and its local distinctiveness is enhanced and reinforced.

Sustainable Buildings and Construction

10.32. The Centre for Sustainable Energy (CSE) encourages neighbourhood plans to include policies on mitigation and adaption to climate change. The UK government needs help to meet its commitments under the Climate Change Act, to reduce global warming. One of the commitments made by the Government is to achieve net zero carbon emissions by 2050.

10.33. The reality is that the homes built today will still be in use in 2050. Therefore, to achieve the UK carbon reduction targets cost effectively, new housing built today must be built to zero carbon standards as soon as possible. However, even if all new housing were to be carbon neutral from tomorrow, this would still not be enough to achieve the carbon emission reductions, as around 70% of buildings that will be in use in the 2050s already exist. If carbon reduction targets are to be met, and if fuel poverty is to be tackled, it is essential that the energy efficiency of existing buildings, including historic and listed buildings is also improved.

10.34. Further detail and suggestions can be found in the Design Codes SU.01 to SU.04.

Water Management

9.35. Climate change is resulting in more extreme weather events in the UK with heavier rainfall and increased risk of flash flooding. Changing rainfall patterns will also affect water supplies. Too much rainfall in some areas and not enough in others will contribute to both flood and drought conditions. North Hertfordshire is in an area of water stress. This means it has poor overall water quality and quantity of water resources.

9.36. Local Plan Policies NE7, NE8, NE9 and NE10 require new development to take account of flood risk, incorporate appropriate drainage (including Sustainable Urban Drainage Systems), protect water quality and water courses. Whilst waste water is an issue for residents in Ickleford, statutory undertakers are required to provide new developments, including housing with appropriate sewage and waste water management.

9.37. The National Framework for Water Resources (2020) suggests that individual consumption of water should be reduced to 110 litres per person per day. This can be achieved by requiring improved efficiency in water provision infrastructure in homes. As Hertfordshire is a chalk-based catchment, 60-95% of domestic water (depending on supplier, in the Affinity region it is 95%) is abstracted from the groundwater which also supplies rivers via springs and bed flow. Therefore, there is a direct correlation between domestic water use and river levels. Accordingly, water efficient design and technology is important for ensuring both the sustainability of the water supply system and ensuring flow sustainability in our rivers into the future.

9.38. A small local contribution to improved water supply can be made by requiring that all new homes are provided with water butts for harvesting and storage of water for garden use and with other measures designed to reduce water consumption.