What is a Neighbourhood Plan?
The Localism Act of 2011 introduced Neighbourhood Plans to enable communities to have a greater say about the use of land and construction of buildings in their area. The impact of a Neighbourhood Plan is that once approved by the local community by referendum it becomes a statutory document. As part of the development plan for an area it acts as a point of reference for Market Overton Parish Council and Rutland County Council when considering planning applications. The local planning authority (RCC) must determine planning applications in accordance with the policies in the development plan unless, in a particular case, there are material considerations which indicate that the development plan should not be followed.
The Parish Council (PC) is preparing the NP. A steering group is acting on their behalf. The NP is a consensus of community opinion identifying broadly what sort of community the village wants. Residents, as well as businesses, have the right to decide/vote on issues. It will help the local authority to implement its county-wide development policy in line with Market Overton’s preferences.
Community members are offered the opportunity to voice their opinions via questionnaires, village meetings, and exercises with community groups and societies.
The process includes:-
- Consideration of the Government’s National Planning Policy and the Local Authority Development Plan;
- Involvement of the community in order to identify local community issues (economic, social and environmental);
- Development of a shared vision (aim) and objectives (broadly how we wish the aims to be obtained), looking forward 15 – 20 years – a broad picture not lots of details;
- Development of policies to support the implementation.
For further details please contact the coordinator of the steering group June Sanderson:- firstname.lastname@example.org
MARKET OVERTON NEIGHBOURHOOD PLAN
OUR VILLAGE – OUR CHOICE
The attached document is a summary of the village’s preferences, gathered through the questionnaire survey that we all had an opportunity to complete. The survey has provided a broad overview of the key themes that residents of Market Overton consider important.
This information will be used to draw up the Market Overton Neighbourhood Plan. Neighbourhood Plans were introduced by government through the Localism Act 2011. The process provides the opportunity for local communities to exercise greater influence through plans and polices that meet the needs of the local community. When adopted by Rutland County Council (RCC), Neighbourhood Plans form part of RCC’s Statutory Development Plan and form the basis for determining planning applications in Market Overton Parish.
The Parish Council will embed the themes and comments from the survey within the Neighbourhood Plan document and will continue to seek the views and opinions of the village as the document evolves.
Market Overton Parish Council
MARKET OVERTON NEIGHBOURHOOD PLAN
SUMMARY PRE-SUBMISSION CONSULTATION
OUR VILLAGE – OUR CHOICE
The Market Overton Neighbourhood Plan gives our community a right under the Localism Act 2011 to exert more influence and control over future developments in the Parish. It gives us the opportunity to influence what development is planned and to set guidelines to protect the distinctive character of our village.
After gathering views from many parties, the plan is now entering the consultation stage. This pre-submission consultation is the first stage of the approval processes and gives you a chance to comment and influence the draft plan.
Your feedback is vital and the Parish Council would like to encourage every adult to use the feedback form to submit your comments on this draft summary. The more community members respond, the more notice RCC will take of our views.
This consultation statement has been prepared to fulfil the legal obligations of the Neighbourhood Planning Regulations 2015 Section 15(2). Part 5 of the Regulations sets out what a consultation Statement should contain: –
- a) details of groups who were consulted about the proposed Neighbourhood Development Plan;
- b) explains how they were consulted;
- c) summarises how the main issues and concerns raised by the persons consulted;
- d) describes how these issues and concerns have been considered and where relevant, addressed in the proposed Neighbourhood Development Plan.
a) Groups who were consulted included:-
Local residents; groups, organisations and clubs within Market Overton e.g. Little Angels Toddler Group; CVP players; Bowls Club; Cricket Club; St. Peter’s and St. Paul’s CE church via PCC; ‘Messy Church’ attendees; The Lodge Residential Home; Village Hall Committee.
b) The community were consulted and engaged via public meetings which included exercises such as analysis of strengths, weaknesses, opportunities and threats (SWOT), Meta Planning, and Visioning; displays; a questionnaire survey; articles on PC noticeboard; entries on the village Facebook; articles in the village magazine (Outreach); a focus group; a task group; and consultation with local businesses and landowners.
c) The main issues raised during consultation were considered by a steering group in liaison with the Parish Council. Over the period of the Neighbourhood Plan the steering group included:- Helen Buff, Colin Dunigan, Nicki Haynes, Tim Munt, Antonia Profit, June Sanderson, Stuart Sanderson, Clem Singlewood, Julian Simon, Andy Stewart, Phil Skipper, Mike Todd, Lawrence Webster, Andy Williamson, Annie Zijlstra. The issues raised are very briefly summarised below prior each proposed policy. A fuller description of the issues will be available in the final agreed Neighbourhood Plan document on the Parish Council website.
d) Each proposed policy summarises how the main issues could be addressed.
THE NEIGHBOURHOOD PLAN POLICIES
The policies are grouped under the following topic headings:
- Meeting our housing needs
- Protecting and enhancing our environment
- Promoting the rural economy
- Promoting access to services and facilities
The policies provide an additional level of detail or distinct local approach to that set out in RCC local plan.
MEETING OUR HOUSING NEEDS
The 2011 census indicates that the population of Market Overton over 60 years of age is significantly higher than the county and England. (31.1% compared with 26.05% in Rutland and 21% in England. This has implications for the type of dwellings needed in this parish if current inhabitants wish to retire here or downsize. New dwellings need also to take into consideration young families wishing to live in the village.
Building should be placed within the Planned Limits of Development (PLD). The map below illustrates the PLD (black outline) and the conservation area (shaded pink). It also indicates the land offered by owners to RCC for development. (Labelled A, B, C and D). All are beyond the current planned limits of development. RCC have the authority to change the PLD.
The RCC local plan requires sites of 10 or more dwellings to provide a housing mix including affordable homes. Evidence from the 2017 community survey indicates a preference for a maximum of 30 new properties during the period of the Neighbourhood Plan (up to 2036). 50% of respondents preferred the new housing to be grouped on more than one site.
The general opinion was that the parish was not a suitable or sustainable location for major new housing developments as this would result in high and unsustainable levels of commuting for employment and education away from the village. An increase in the population would put pressure on already stretched facilities such the medical practice and create unacceptable levels of traffic and road use. This would have an adverse impact on the natural and built character of the parish.
Policy MOP 1 Dwelling sizes and types
Proposals for residential development should demonstrate how they provide a mix of house types to meet the most up-to-date evidence of housing needs in Market Overton. In particular:
- Proposals for housing will be supported where the primary focus is on the provision of 2/3 bedroomed dwellings including the provision of bungalows and two-storey properties designed to meet the needs of older people or those with reduced mobility.
- Affordable housing provided in accordance with the policies of RCC Local Plan, will be supported where the focus is largely on the provision of dwellings with 3 or fewer bedrooms.
PROTECTING AND ENHANCING THE ENVIRONMENT
The landscape character of Market Overton is a vital part of the area and is highly valued. Approximately 83% of respondents to the questionnaire access the countryside on at least a weekly basis. It was felt that features of the local landscape, including significant views should be respected when considering siting, design and scale of development.
Policy MOP 2 Landscape character
- To be supported, proposals should conserve and where possible, enhance the positive characteristics and features of the local landscape outlined in the Rutland Landscape Character Assessment, The Landscape Sensitivity and Capacity Study and The Market Overton Character and Landscape Assessment.
- Views important to the village of Market Overton are shown on the map page 5. To be supported, proposals should safeguard and, where possible, enhance these views through the use of sensitive layout, design and mitigation measures designed to minimise any adverse impact on the landscape.
The green infrastructure is a network of multi-functional green spaces and corridors. They provide a range of benefits including bio-diversity conservation and enhancement, health and wellbeing and climate change mitigation. The map on page 5 indicates the green corridors.
Policy MOP 3 Developing a green infrastructure network
- Opportunities to develop corridors linking the green infrastructure features highlighted in map and enhance their landscape and biodiversity value will be supported
- Where feasible, proposals should provide greater public access into and along the corridors and enhance their recreational value.
- Proposals that would create a barrier to the permeability of an existing or potential corridor will not be supported.
Map showing green corridors and direction of significant views
Views into and out of the village which have been identified as significant include:- Views from Church Lane bridle path across the Vale of Catmose (A); looking North from Thistleton Road along the line of hedge marking the old railway from the quarries(B); coming into the village along Thistleton Road including across the fields towards Kendrew Barracks(C); view up to the ridge towards the Old Rectory on Teigh Road marking the western edge of the village (D); view across fields to dwellings marking the southern edge of the village (E); looking south from Church Lane bridle path towards the church and buildings marking the north-western edge of the village (F); view along Pinfold Lane bridle path (G); looking south across the Vale of Catmose from the public footpath off Berrybushes(H)
Local Green Spaces
Government policy enables land that is special to the local community to be designated as ‘Local Green Space (LGS)’. This does not change the ownership of the land but rules out new development other than in very special circumstances. LGS need to demonstrate a visual amenity, historic significance, recreational value, tranquillity or richness of wildlife.
Policy MOP 4 Local Green Space
Development on land designated as Local Green Space (LGS) will only be permitted in very special circumstances where it can be clearly demonstrated that the development will not conflict with the purpose of the designation.
The following areas are identified as Local Green Space (LGS) and will be protected from development due to their articular local significance or community value.
- The Fishing Lake off Pinfold Lane bridle path
- The Church Burial Ground, Teigh Road
- The Cricket Ground, Thistleton road
- The Pinfold, Pinfold Lane and Bowling Green Lane junction
- The Bowling Green, Bowling Green Lane
- The Lodge Country Park and children’s play area, Main Street
RCC have also named two Important Green Spaces (IGS):- Part of the grounds of The Old Rectory and the central green area planted with trees on The Limes and The Finches estate adjacent to Bowling Green Lane.
The Conservation Area.
This forms part of the village (shaded pink within the dark pink outline of the village in the map on page 3). There are 28 listed buildings or features in the area that give Market Overton its distinctiveness. A character and landscape assessment providing background information will be available on the Parish Council website. Any new building within the conservation area including extensions will be subject to the following policy.
Policy MOP 4 Local Green Space
- To be supported, development proposals, including extensions, should be of a high quality and demonstrate consideration for the positive and distinctive characteristics described in the Market Overton Character and Landscape Assessment.
- Proposals should be sensitive to the positive and locally distinctive identity of the village in terms of scale height, spacing, layout orientation, design, boundary treatment and use of materials. In particular:
- The siting and orientation of new buildings should be irregular and follow the historic pattern and grain of the village;
- Dwellings should be of varied design though essentially compatible with the locally distinctive character of traditional buildings in the village:
- Standard designs which fail to complement the distinctive and traditional character of the village will not be supported;
- Dwelling heights should be varied, though compatible with surround development;
- Proposals should incorporate steeply pitched roofs, where appropriate, and traditional roofing materials;
- Chimney stacks should be incorporated into the ridge line of new dwellings and should be constructed in traditional stone or brick;
- Within the Conservation Area, elevations visible from the public realm should be of stone with traditional architectural features with windows and doors of wooden construction;
- Stonewalls and hedges should be retained, where possible, and replicated within new developments where visible from the public realm. The use of fences where visible from the pubic realm should be avoided.
- Extensions and alterations, including garages, should complement the design and style of the existing dwelling and should not have an adverse visual impact on the street scene.
- Development proposals should retain buildings that contribute to the positive character of the Conservation Area due to their age, history, design or appearance irrespective of whether or not the building is statutorily listed.
- Modern, innovative designs using contemporary materials will be supported where it can be demonstrated that the development will be of the highest quality and can be successfully integrated in the existing context.
Residential Amenity and Traffic Management
These were concerns raised by the community in the survey, including speeding, poor visibility at some junctions, on-street parking, the obstruction of footpaths and verges, and commercial vehicles using narrow roads.
Policy MOP 6 Residential amenity and traffic management
Proposals for residential development will be supported where:
- New streets are imaginatively designed to deliver high levels of road safety, residential amenity, a visual attractive environment and emergency vehicle access.
- The proposed vehicular access serving the dwelling will not have an adverse impact on the amenity of existing and proposed residents or road safety.
- Off-street parking is sensitively integrated into the scheme.
- Provision is made for refuse and recycling bins to be located so as to minimise their visual impact on the street scene.
- Convenient and adequate off-road provision is made for the temporary storage of bins on the day of collection.
- Proposals, including extensions, will not be supported where the development would result in insufficient parking provision to meet the adopted parking standards of the highway authority.
Natural Features and the Landscaping of Development Sites
Trees, hedgerows and water features are significant to the overall landscape quality of Market Overton. 97% want to see the number of trees retained or increased.
Policy MOP 7 Natural features and landscape works
- To be supported:
- Proposals should provide for the retention of existing natural features of nature conservation value or of visual importance in the street scene, including trees and hedgerows and should include suitable measures to protect such features from damage, destruction or deterioration in quality;
- Additional landscape works should be provided where required to soften the visual impact of the development and/or enhance existing natural features;
- New trees and hedgerows should be of native species and of a potential height and spread appropriate to their location;
- Proposals for housing should incorporate a minimum of one new tree within the curtilage of each new dwelling.
- Exceptionally, where development would result in the unavoidable loss of a natural feature of importance which is out-weighted by the benefit of the development, the grant of planning permission will be conditioned to require the replacement of the natural feature or, in the case of the removal of a tree, the planting of two replacement trees.
Surface water flooding occurs on some of the roads in heavy rain. Run off- flooding effects neighbouring buildings although the general risk is low. Major new development should incorporate appropriate sustainable drainage systems (SuDS) e.g. permeable and pervious pavements and driveways, soak-aways, filter strips, swales, infiltration and filter trenches, retention ponds, green roofs and rain-harvesting.
Policy MOP 8 Surface water flooding
To be supported, proposals for development should:
- Demonstrate that they will not result in a net increase in surface water run-off and how any necessary limitation measures will be satisfactorily integrated into the design and layout of the scheme.
- Where practical, incorporate sustainable drainage systems to manage surface water drainage unless it can be demonstrated that this is not technically viable.
- Where practical, incorporate sustainable drainage systems which deliver additional benefits such as improvements to the street scene, communal open space, and biodiversity enhancements and contribute to an integrated green infrastructure network.
- Include suitable arrangements for the future management and maintenance of sustainable drainage systems.
PROMOTING THE RURAL ECONOMY
The majority of community members in paid employment need to travel out of the village. Very few local residents are employed on the industrial estate. The local economy is characterised by a small number of substantial farms, a few small home based businesses, local services such as the pub, community shop, health centre and The Lodge residential home.
Policy MOP 9 Market Overton Industrial Estate
Proposals for employment uses on the Market Overton Industrial estate will be supported provided that it can be demonstrated that the development:
- Is located within the limits of the development define by its current footprint.
- Is of a small scale and of a height that will not have a significant adverse visual impact on the surrounding countryside;
- Will not have an unacceptable impact on the wider area by reason of noise or other form of pollution;
- Will not result in traffic movements that will have an adverse impact on residential amenity or highway safety within the village of Market Overton.
Policy MOP 10 Working from Home
- In so far as planning permission is required proposals for working at home will be supported provided that:
- The proposal will not have a significant adverse impact on the occupiers of neighbouring properties or the wider area by reason of noise, vibration, smell or on-street parking;
- The proposal does not involve changes to the appearance of any building that would substantially alter its residential character or have a significant adverse impact on the character and appearance of the surrounding area.
- Where appropriate, planning conditions and obligations will be used to manage any aspects of the business activity likely to adversely affect the residential character or amenity of the area including:
- The removal of permitted development rights for further buildings or structures;
- The scale, intensity and type of activity, including vehicular movements and hours of operation;
- Adequate on-site arrangements for the parking and/or storing of vehicles, equipment and materials.
High Quality Communications
Broadband speeds and mobile phone access are an increasing significant factor in attracting and retaining businesses in an area. Market Overton was included in phase 1 of the Digital Rutland project, providing access to superfast broadband speed in excess of 24 Mbps. However respondents to the survey find both these issues frustrating and it seems to vary across the village with some ‘dead’ areas. Suitable ducting in new developments to enable the premises to be served by fibre to the premises is to be encouraged.
Policy MOP 10 Working from Home
- Planning permission for new dwellings and commercial development will be subject to a condition requiring the provision of ducting that can support the provision of fibre to the premise’s technology unless it can be demonstrated that such provision would not be practical or viable.
PROMOTING ACCESS TO SERVICES AND FACILITIES
Some buildings act as important community facilities including the village hall, the community shop, the public house, the medical centre with dispensary, the cricket pavilion, the bowls club, the Church, The Lodge café and children’s play area. The survey suggests that facilities play an important role in maintaining a strong and vibrant community, help prevent social isolation and reduce the need to travel by car. Some also provide local employment.
Retaining Community Facilities
The National Planning Policy Framework (NPPF) supports the retention and enhancement of community facilities where possible. The loss of a provision will not be supported unless an alternative facility is provided or options for continued use are not financially viable.
Policy MOP 12 The retention of community facilities
Proposals to redevelop or change the use of an existing community facility, or land or buildings last used as a community facility, will only be supported where one or other of the following criteria is met:
- A replacement facility of sufficient size, layout and quality to compensate for the loss of the existing facility is to be provided on an alternative site in accordance with the criteria for a new community facility listed in Policy MOP 13 of the Neighbourhood Plan;
- The proposal does not involve changes to the appearance of any building which would substantially alter its residential character or have a significant adverse impact on the character and appearance of the surrounding area;
- It has been demonstrated that the existing use is no longer economically viable and that there is no reasonable prospect of securing either a continuation of the existing use or an alternative community use. Evidence must be provided to demonstrate that a commercial property agent has marketed the property for a period of at least 12 months at a price which reflects an independent, professional evaluation and it is verified by the agent that no interest in acquisition has been expressed.
New Community Facilities
Community consultation via the questionnaire survey indicated that residents wish to see the further development of facilities and services including provision for children and young adults, additional public services, sports provision and improved communal space for various activities. In exceptional circumstances development could be on land outside the Planned Limits of Development.
Policy MOP 13 The provision of new community facilities
- Proposals for the provision of new community facilities within the Planned Limits of Development of Market Overton will be supported were they would:
- Not result in unacceptable traffic movements, noise, fumes, smell or other disturbance to residential properties;
- Not generate a need for parking that cannot be adequately catered for;
- Be only of a scale appropriate to the role of Market Overton as a Local Service Centre.
- Proposals for the provision of new community facilities outside the Planned Limits of Development will be supported where:
- There is a local need for the facility;
- It is demonstrated that there is no suitable site for community facilities within the Planned Limits of Development;
- The site is well related to the built form of the village and is conveniently located for residents of the village wishing to walk of cycle;
- The development is not visually intrusive to the form and character of the wider countryside;
- The proposal complies with the three criteria on the first part of the policy.
RCC will continue to be responsible for determining planning applications in Market Overton. However, the Parish Council will use the polices in the Neighbourhood Plan to frame its representation on such applications. As is good practice the Parish Council will assess the progress made towards achieving the vision and objectives of the Neighbourhood Plan as part of its AGM. This may lead to a review to keep it up to date and relevant.
The Parish council would be grateful if each adult could complete the feedback sheet. The feedback sheet should be put into in the labelled box inside the village shop.