Land at southwest, Aylesbury (AGT2)

AYL02: Land at southwest, Aylesbury (AGT2) Land use requirements: The site as shown on the Policies Map, is allocated for a comprehensively planned, mixed use development. Residential: a) The site will deliver an assumed number of 1,400 dwellings at a density that takes account of the adjacent settlement character and identity. b) Provision of 5 Gypsy and Traveller pitches will be provided within the site. Centre and Community Uses: a) Provision of land, building and car parking for one 2FE primary school will be delivered on site. b) Health facilities to be delivered on site. c) Community facilities, including an onsite community building will be completed. d) Play areas and Public Art to be provided on site. Green Infrastructure and Open Space: a) A linear park b) Sports pitches c) Multi-functional green infrastructure Transport and Flood Infrastructure: a) Construction of a Southwest Link Road between Stoke Mandeville relief road (SEALR Phase 2) and A418 Oxford Road. b) Development should safeguard land for the potential future need to dual the Southwest Link Road. c) Financial contribution towards the provision of SEALR Phase 2 roundabout to connect to the SWALR. d) Provision of public transport into the town and surrounding areas e) Strategic flood defences and surface water attenuation f) Development should be steered outside of areas within Flood Zone 2, 3a and 3b, as well as areas at risk of surface water flooding. Residential development is not permitted within Flood Zone 3b. g) Developers should utilise SuDS with multiple benefits throughout the site, particularly in areas at risk of surface water ponding. h) A detailed hydraulic model of the Sedrup Ditch may be required at FRA stage to accurately represent the risk from this watercourse and set the height of any mitigation measures. i) Blockage modelling should be conducted to assess the residual risk associated with potential blockage of the bridge structure over the Sedrup Ditch in the north of the site, and blockage of the culverts on the Stoke Brook beneath the railway line and Stoke Mandeville Relief Road. Development Principles: Development will be permitted where proposals: a) Are accompanied by the information required in the council’s Local Validation lists and comply with other relevant policies in the plan, including the principles of development for Aylesbury Garden Town. b) Are integrated with the existing built area of Aylesbury and respond positively to the best characteristics of the surrounding area to deliver a high quality built and seminatural environment. c) Retain, where possible, existing vegetation including existing woodlands and hedgerows. d) Include a buffer and associated mitigation HS2 to reduce noise and other impacts on nearby residents. e) Retain and integrate existing public rights of way into the development as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities. f) The development should be designed using a landscape-led approach including consideration of the long-distance views of the Chiltern National Landscape, respond positively to the best characteristics of the surrounding area and reflecting the field pattern and mature landscape features on the site. g) Provide public transport into the town and to surrounding areas. h) The site will also provide flood alleviation to Stoke Brook through diversion of the brook and appropriate complementary measures, such as attenuation lakes. A detailed hydraulic model of the Sedrup Ditch may be required at FRA stage to accurately represent the risk from this watercourse and set the height of any mitigation measures. i) Consideration must be given at the detailed design stage to the layout, siting and landscaping to ensure appropriate standoff distances and operational access to the overhead National Grid transmission line from Amersham to East Claydon. The impact of the assets should be reduced through good design. j) Retention of a suitable setting for Grade II listed Hall End farm and Stoke Cottage k) Financial contributions towards, secondary school provision, and expansion of existing special schools Design and Masterplan: a) Development at Land at Southwest Aylesbury should be brought forward in accordance with their existing planning consents and the Aylesbury Garden Town principles in Policy D1. Design should take account of the over-arching Garden Town principles to ensure a comprehensive development. The site should be a comprehensively planned development as well as demonstrating how the allocation links to and contributes to the delivery of the AGT overall. 6.254 The site falls between Oxford Road, Standalls Farm, Princes Risborough Railway line and Aylesbury and has a site area of 113ha. 6.255 The site was allocated in the Vale of Aylesbury Local Plan 2021 as two parcels as the site crosses the Aylesbury-Princes Risborough Railway. Outline planning permission was granted in May 2026 (18/04346/AOP) for mixed-use development including up to 1,400 residential dwellings providing a comprehensive development on both parcels AGT2. The site is expected to start construction in 2028 initially delivering fifty homes then 140 per annum. 6.256 The site provides an opportunity for a sustainable extension integrated with, and supportive of, the existing community, bringing a wide range of benefits in a manner that makes the best use of existing resources and infrastructure. 6.257 The site boundaries are defined by established hedgerows with occasional hedgerow trees. There are existing public footpaths which cross the fields to the west and south of the site. Two listed buildings are associated with Hall End Farmhouse and Stoke Cottage. Hartwell House historic park and garden and Hartwell conservation area and numerous listed buildings are located due west of the site. 6.258 The HS2 route forming the southern boundary to the site could be a significant constraint and will have a potential effect on the developable area and mitigation. A noise buffer will be required which will reduce the developable area of the site. Delivery of access to the site will need to consider the differing levels between the realigned A4010 and the underpass of the Aylesbury to Princes Risborough railway line. 6.259 There is an area of flood risk zone to the north of the site, from the Stoke Brook and surface water and groundwater flood risk as set out in the SFRA Level 2. Overhead power lines bisect the site to the south-west. The areas of the site in Flood Zones 2 and 3 and HS2 buffer zone will only be suitable for green infrastructure, a strategic link road and footpaths. 6.260 There are existing hedges and mature trees including black poplars, and these features must be retained. Highways impact on Marsh Lane and sustainable transport options into Aylesbury need to be addressed. 6.261 The southern access to this site is dependent on the delivery of new major infrastructure. The Southeast Aylesbury Link Road (SEALR) phase 2 has now been complete and is open. Access to the site from the south will need to be constructed off this.