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Comments on the interaction of the proposal with Cotswold District Council Local Development Plan |
This proposal should be pursued with the utmost vigour. Since it appears that preliminary meetings with planners have taken place, I outline some details from the Cotswold District Plan - Area 6 - August 1999
Bagpath and Newington Bagpath are tiny hamlets in relatively remote, rural locations. Access to both is along narrow and in places tortuous lanes. Neither is suitable for any further development
Policy 2 - applies to both hamlets
"3.2 As well as protecting settlements from inappropiate further development, it is also well established planning practice to strictly control development in the wider rural area. This is to protect the countryside for its beauty, diversity, natural resources and for its ecological, agricultural and recreational value."
Planning Principles
"6.1 In considering any development proposal, the Council will look at all relevant planning issues. Permission may be refused for development which might accord with the policies in this plan because other general planning considerations rule it out."
"6.2 These include amongst others: convenient traffic movement, road safety, drainage, the effect on existing trees, hedges and walls; the slope and configuration of the site, privacy, and the effect on neighbouring properties, environmental health matters, such as noise, smell, vibration and air emissions, and the effect on the general amenity of the locality."
Policy 20 - Special Landscape Areas
"Development that would have detrimental impact not acceptable." Boxwell Court has a Grade 2* listing.
Policy 19 - Cotswold Area of Outstanding Natural Beauty
"Priority given to conservation and enhancement of the landscape. Development that would have detrimental impact not acceptable, unless social or economic benefits outweigh landscape harm. Major development not appropriate except where justified in the national interest."
Policy 22 - Nature Conversation
"Protection of designated sites from development that would have adverse impact." - Visual imact on Boxwood SSI.
Policy 24 - Historic Landsape
"Protection and management of historic landscape."
The valleys of Lasborough, Boxwell and Ozleworth are totally unspoilt, many of the woods including Conygre wood contain badger setts. The grassland areas including those pertaining to this proposal are part of the Cotswold Hills ESA.
Environmentally Sensitive Areas set up by the government to encourage farmers to help safeguard areas of countryside, where the landscape, wildlife or historical interest is of national importance.
There are already substantial houses that are part of this historic landscape: Ozleworth, Lasborough Park, Lasborough Manor, Boxwell Court, Newark and Ashcroft.
No further enhancement is necessary, acceptable or advisable.
Notes from the Cotswold Plan
Boxwell - "Tiny hamlet with exceptional wooded or valley settings. This together with its strongly rural character and total absence of facilities makes it entirely unsuitable for future development."
Ozleworth - " has a timeless and unspoilt charm. This is partly because no new housing has been built in the entire parish for many years ...... even a modest number of houses would intrude upon the tranquillity of one of the least known places in the Cotswolds."
Lasborough - "because of its diminutive size, scenic valley location and total absence of facilities is unsuitable for further development."
The proposed development impinges visually on all of these valleys
These valleys well known to those who walk and enjoy the countryside will be ruined by this type of development. It is worth noting that the outstanding view from the footpath - Boxwell to Tresham - known as the Monarch's Way - will be blighted by this enormous development.
The RIBA competition is a trivial diversion when considered alongside the principles involved in this plan.
The applicants appear to be relying on PPG7 as outlined on page 2 of their application.
Their plans do not "demonstrate that proper account has been taken of defining the characteristics of the local area". This historic and important landscape does not require such a development to "enhance its immediate and wider surroundings".
The proposals are redolent of those for a small hotel and would constitute a blot on the landscape. It is important that these valleys are preserved in their natural state so that future generations can enjoy a countryside that still abounds in wildlife with no visual or audible impairment to the quality of life.
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