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Topic Paper 1: Settlement Boundaries – Ellingham Neighbourhood Plan – Feb 2019

Topic Paper 1: Settlement Boundaries Ellingham Neighbourhood Plan February 2019 1

Topic Paper 1 Settlement Boundaries Ellingham Neighbourhood Plan Methodology and assessment of settlement boundaries in proposed the Ellingham Neighbourhood Plan Feb 2019



Contents: 1.0 Introduction 2.0 Ellingham Northern and western boundaries Southern Boundary Eastern Boundary 3.0 Chathill Western Boundary Eastern Boundary Southern Boundary 4.0 Conclusions Appendix A: Extract from Berwick-upon-Tweed Local Plan (April 1999) (housing policy not saved) Appendix B: Methodology for defining the Ellingham and Chathill settlement boundaries



1.0 Introduction 1.1 As part of the development of a neighbourhood plan for the Parish of Ellingham, it has

been decided to incorporate settlement boundaries for the two main settlements in the Plan area: Ellingham and Chathill. These settlements did have identified boundaries in the Berwick-upon-Tweed Local Plan (April 1999) (see Appendices). Northumberland County Council have identified settlement boundaries for a number of settlements throughout the County in their emerging Local Plan. However, Ellingham and Chathill were not given settlement boundaries, due to the fact that the Ellingham Neighbourhood Plan was being prepared, with settlement boundaries proposed.

1.2 This paper should be read alongside the ‘Settlement Boundary Methodology’ report (March 2018). Jointly, these reports present the detail and reasoning behind the decision to define settlement boundaries for Ellingham and Chathill as shown on the proposed inset Policies Maps.

1.3 These boundaries will be incorporated into two Policies Maps for the Ellingham Neighbourhood Plan (extracts of which are contained in this report), and formal consultation on the boundaries will take place through the pre-submission draft (Regulation 14) consultation on the Ellingham Neighbourhood Plan. There has been some consultation with residents and landowners, but the formal consultation will take place at the Regulation 14 stage, and following that consultation, this report may be amended.

1.4 The boundary has been defined within the context of a requirement for the Neighbourhood Plan to deliver sustainable development in the Plan area. As such, it is based on the need to ensure there is sufficient housing land available within the settlement boundaries of both settlements in the Neighbourhood Area to accommodate housing growth over the plan period up to 2032.

1.5 Policy HOU3 (Housing requirements for neighbourhood plan areas) in the emerging Northumberland Local Plan contains detail about housing delivery targets for each designated Neighbourhood area in Northumberland County. The Ellingham Neighbourhood Area is expected to deliver 0 houses over the Plan period.

1.6 More detail about housing numbers and housing issues is contained in the background housing report.

1.7 Bearing in mind the recent and significant housing delivery in recent years in the Neighbourhood Area, the settlement boundaries have been drawn tightly round both settlements. The methodology (referred to earlier) has been used to define exact boundaries and this report should be read alongside the methodology, which was agreed by the Qualifying Body.



2.0 Ellingham 2.1 The map below shows the proposed settlement boundary for Ellingham in the emerging

Ellingham Neighbourhood Plan and identifies locations from which photographs in the text to follow have been taken.

Photo 3

Photo 2

Photo 1

Photo 5

Photo 6

Photo 4



2.2 Northern and western boundaries: The northern boundary follows the line of existing development and includes land that has a recently approved planning application, where housing is now being built. It includes land at Ellingham Home Farm that has been developed for housing. The proposed settlement boundary includes all this housing land and follows closely the rear gardens of existing properties along the northern boundary. Beyond these garden curtilages is open countryside and there is a clear distinction between the edge of the settlement along this boundary, and the countryside.

Photo 1: Taken looking into the village from far north western boundary. Rig and furrow fields to the left (open countryside) woodland to the right (excluded from settlement boundary). Bungalow in foreground forms first building in this part of the settlement.

2.3 The photo above shows the entrance to Ellingham village from the west. To the left are open fields with rig and furrow, and to the right is an area of woodland. This is excluded from the settlement, and the boundary begins at the first property reached on either side of this road.

Photo 2: Farm buildings now converted to residential with new build. All area with planning approval to be included in settlement boundary for Ellingham.



Photo 3: Looking across open countryside from entrance to Ellingham Hall (within settlement boundary) to dwellings at the Toft (in the distance with pantile roofs)

2.4 Southern Boundary: The southern boundary again follows curtilages of existing

housing. It excludes both Local Green Spaces that have been identified for Ellingham (Village Field and Glebe Field). These are both large areas that play a crucial role in the rural setting of the village.

Photo 4: Looking back into the settlement from The Tofts. Local Green Space on the right (Glebe Field)

Photo 2: Looking across village field (Local Green Space) to rear of Pub and Farm Cottages. Curtilages all forming settlement boundary.



Photo 6: Looking into Ellingham with Brook Cottage in the foreground, forming the curtilage edge of the settlement boundary.

2.5 Eastern boundary: The eastern boundary follows the extent of Ellingham Hall and its

ancillary structures and includes the cottages (Beech Cottage, Garden Cottage and Brook Cottage). The church is physically separate from the rest of the village and as such, sits outside the settlement boundary.



3.0 Chathill 3.1 The map below shows the proposed settlement boundary for Chathill in the emerging

Ellingham Neighbourhood Plan:

Photo 2

Photo 1

Photo 3



3.2 Southern boundary: in Chathill is drawn relatively tightly around existing development. The photograph below is taken from the entrance to Chathill; farm buildings can be seen on the left, and open fields to the right. The house to the far right can be seen from relatively recent development, and the settlement boundary is drawn tightly round this development.

Photo 1: Approach to Chathill from the south

Photo 2: Views out of Chathill from Bamburgh Court across open countryside

3.3 North and east boundary: To the north and east of Chathill are open fields laid out to

arable farming. These can be seen on the aerial photo below. These fields are all excluded from the settlement boundary. These are excluded from the settlement boundary, due to their large, open nature, and the fact that the Neighbourhood Area has met and exceeded its required housing supply. The railway line forms a clear boundary to the north east.



Photo 3: Looking into Chathill from North, showing railway buildings in the foreground (within settlement boundary)

3.4 Western boundary: The western boundary follows the line of the main road as it enters Chathill and includes part of the farm to the west which is residential and has been developed in the past. It also includes residential development at the train station (see photo 4 below).

Photo 4: Residential development on western boundary of Chathill included within the settlement boundary. Farm buildings and land further afield is outside the settlement boundary.

3.5 The wider farm on the western boundary of Chathill is outside the settlement boundary,

as it has a clear agricultural use, and to include it would potentially allow for a significant amount of housing development in a settlement which has no services and facilities.

3.6 Photo 5 below is taken from within Chathill looking out towards the farm buildings that are included in the settlement boundary. The large steel portal frame agricultural buildings and land further to the west is excluded. The traditional farm buildings and farmhouse are included.



Photo 5: Residential development on western boundary of Chathill included within the settlement boundary. Farm buildings and land further afield is outside the settlement boundary.

4.0 Conclusions 4.1 It is considered that the settlement boundaries identified constitute the most

appropriate approach to managing development in the settlements of Ellingham and Chathill. The tightly drawn boundaries allow for some very limited infill through windfall development and through conversions of redundant buildings but protects the wider landscape from encroachment. Other policies in the neighbourhood plan seek to ensure that infill development contributes to the special character and sense of place in each of these settlements.

4.2 Given the fact that the Neighbourhood Area has been given a target of 0 new houses over the Plan period (2016 – 2036), and a number of houses have already been delivered in that period, the correct approach taken has been to draw tight boundaries around existing residential development including recently approved development, but to restrict any further development for housing beyond the settlement boundaries identified.

4.3 Wherever possible, natural boundaries have been used, such as roads, railway lines, curtilages of gardens, walls, fences, tree and hedge lines.



Appendix A: Ellingham Settlement Boundary in existing Berwick-upon-Tweed Local Plan (April 1999) inset map



APPENDIX B: Methodology for defining the Ellingham and Chathill settlement boundaries

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