South of A41, Aylesbury (AGT4)

AYL04: South of A41, Aylesbury (AGT4) Land Use Requirements: Land South of A41, Aylesbury as shown on the Policies Map, is allocated for a comprehensively planned, mixed-use development. The allocations comprise two principles land parcels: a) Hampden Fields – Approximately 218ha b) Land at New Road, Weston Turville – Approximately 1.7ha Residential: a) The site will deliver approximately 3,000 dwellings at a density that takes account of the adjacent settlement character and identity. The development should be integrated with the existing build area of Aylesbury, and maintain the settings, individual identity and character of Stoke Mandeville and Weston Turville b) In addition, sixty bed care homes/extra care facility will be provided within the site. Employment: a) Approximately 6.90ha of employment land will be delivered on site. Centres and Community Uses: a) Provision of land, building and car parking for two primary schools each with a preschool, a children’s centre on one of the primary school sites will be provided on site. b) A mixed-use local centre with associated parking will be provided on site, including temporary community buildings if necessary. c) Provision of an on-site health facility. Where it is justified provision for expansion or an alternative larger site may need to be identified and secured for a multipurpose health facility to accommodate further growth and service demand to increase capacity. Green Infrastructure and Open Space: a) Multi-functional green infrastructure totalling 108.34ha will be provided on site. b) Suitable Alternative Natural Greenspace (SANG) and Strategic Access Management and Monitoring (SAMMS) contributions, in line with policies NE12, NE13, NE14 and the latest Mitigation Strategy. Permission will not be granted if appropriate mitigation is not provided. Transport and Flood Infrastructure: a) On-site land provision will be safeguarded for a park and ride site. b) Strategic flood defences and surface water attenuation should be provided to mitigate flood risk. c) A dualled Southern Link Road between A413 Wendover Road and A41 Aston Clinton Road and a strategic link road between the Southern Link Road and Marroway Cycling and walking links should be provided within the site. 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) Provide a financial contribution to support secondary school provision, and the expansion of existing special school. c) Retain where possible existing vegetation and landscape features, including field patterns, existing woodlands and hedgerows. d) 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 utilising green corridors. e) Retain and enhance existing habitats where practicable, including the creation of linkages with surrounding wildlife assets. This includes the wildlife area within Bedgrove Park. f) Are designed using a landscape-led approach including consideration of the longdistance views of the National landscape and respond positively to the best characteristics of the surrounding area. g) Provide for cycleways, footpaths and public transport connections into the town and to surrounding areas. h) Provide town-wide flood defences through a flood alleviation system benefitting the wider community and provision of sustainable drainage system (SuDS) will be required to reduce pressure on the existing drainage network. i) Provide and maintain management of 50% green infrastructure to link to other new development areas and the wider countryside. j) Have undertaken detailed modelling to confirm flood zone and climate change extents. The Environment Agency and lead local flood authority should be consulted to obtain the latest hydraulic modelling for the site at the time of the flood risk assessment. They will advise as to whether existing detailed models need to be updated. k) Have investigated residual risk to the site and reservoir flood risk to the site, for example overtopping or breach of the Weston Turville Reservoir l) Have modelled the impact of blockage of structure(s) under Aston Clinton Road and on Bedgrove Road. m) Have undertaken surface water modelling to define the level of surface water risk and the risk areas/flow paths. Climate change should be modelled using the +40% allowance (February 2016) for rainfall intensity. A surface water drainage strategy should ensure that the development does not increase flood risk elsewhere. n) Designed using a sequential approach. Flood Zones 2 and 3 and 3a plus climate change (subject to detailed flood risk assessment) as shown on the policies map as “areas of not built development” should be preserved as green space with built development restricted to Flood Zone 1. o) Have designed new major transport infrastructure such as the Southern Link Road so that the potential loss of floodplain and change of flow pathways resulting from their implementation do not have an adverse effect on flood risk. They should also be designed to ensure that they remain operational and safe for users in times of flood. p) Drainage designs should ‘design for exceedance’ and accommodate existing surface water flow routes, with development located outside of surface water flood risk areas. Design and Masterplan a)Development at Hampden Fields and Land adjacent to the Holiday Inn should be brought forward in accordance with their outline planning consent 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. 6.271 South of A41, Aylesbury is a strategic allocation for Aylesbury and contributes to the delivery of Aylesbury Garden Town. It has a site area of approximately 225.5ha. The allocation comprises the following sites: a) Land at Hampden Fields – outline planning permission was granted for 3,000 dwellings and 46,800 sqm of employment. This included an illustrative masterplan. There have been several reserved matters applications approved, and work has commenced on site. This site will form a vital urban extension to Aylesbury, integral to the town’s Garden Town status. b) Land adjacent to Aston Clinton Holiday Inn – completed 121 dwellings. c) Land at New Road, Weston Turville – allocated for fifty-one dwellings. d) Land east of New Road, Weston Turville – completed sixty-four dwellings. e) Land Bounded by New Road and Aston Clinton Road – completed 135 dwellings. 6.272 One of the reasons for merging the sites is to enable a more comprehensive approach to development in this area, and to improve co-ordination and location of infrastructure and services. 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. 6.273 To the south of the site lies the village of Weston Turville, separated from the site by Weston Turville Golf Club and agricultural land. To the north are Bedgrove and Bedgrove Park, and to the east the A41 Aston Clinton Road. Immediately to the west is the Hampden Hall residential development and the south-western edge of the site runs parallel with Wendover Road abutting short, sections of the road, housing and fields to the rear of housing. 6.274 Current land use is agricultural land (a mixture of Grade 3a and 3b quality), mostly arable fields but with some pasture fields in the northern part of the site. There is an historic field pattern that varies from east to west: fields are defined by hedgerows with occasional trees. The site also supports one small plantation in its southern part, one small copse of amenity woodland in its northern part and one field in its western part that comprises rough grassland, emerging woodland and a collection of fruit and other ornamental trees. 6.275 The site is dissected by the unclassified New Road which runs south-north between Weston Turville and the A41 Aston Clinton Road. There are two public footpaths within the site. 6.276 The watercourses of Bedgrove Brook and West End Ditch run through the site and Wendover Brook passes alongside the south-eastern site boundary. There are also several drainage ditches within the site. The site is located outside of the settlement boundary of Aylesbury in open countryside. It has no other policy designations in the adopted Local Plan. 6.277 The current planning status of the site is as follows: a) Land at Hampden Fields outline planning application granted (16/00424/AOP). This included an illustrative masterplan which has been agreed. Various reserved matters have also been approved. b) Land adjacent to Aston Clinton Holiday Inn has two pending applications: an outline application for 108 dwellings (16/03388/AOP) and a full application 121 dwellings (18/02495/APP). The full application for 121 dwellings (18/02495/APP) is the most up to date application. c) Land east of New Road, Weston Turville is now complete. d) Land Bounded by New Road and Aston Clinton Road is now complete. 6.278 Land Bounded by New Road and Aston Clinton Road and Land east of New Road were both completed at the end of 2019. Land at Hampden Fields is projected to come forward between 2023 and 2033 and the remainder of the ‘Aylesbury south of A41’ site is expected to deliver between 2022 and 2027. Careful consideration needs to be given to phasing and coordination of the delivery of the whole site. 6.279 To ensure a comprehensive approach to development, consideration should be given to how the sites relate to each other and to ensure the sites take account of one another. 6.280 Infrastructure will be provided alongside development – details to be determined through site discussions. 6.281 The site lies within the zone of influence of the Chilterns Beechwoods Special Area of Conservation (SAC). Development is likely to generate recreational pressure and will require appropriate mitigation. Planning permission will not be granted until suitable SANG and SAMM mitigation is secured, in accordance with Policies NE12, NE13 and NE14 and the latest mitigation strategy. It is anticipated that suitable SANG could be delivered on-site.