Land to the north of Martin Dalby Way, Aylesbury

AYL06: Land to the north of Martin Dalby Way, Aylesbury Land use Requirements: Land to the north of Martin Dalby Way, as shown on the Policies Map, is allocated for a comprehensively planned, mixed use development. Residential: The site will deliver an assumed 3,150 homes at a density that responds positively to the character and identity of adjoining communities and accords with the principles of Aylesbury Garden Town. Centre and Community Uses: a) Provision of land, buildings and car parking for new local centre b) Provision of land, buildings and car parking for a 3FE school form of entry primary school c) Community hall/ facilities including flexible community meeting space. d) Financial contribution towards or the delivery of a healthcare facility either by way of site provision or direct funding (including temporary buildings if necessary). e) Equipped play facilities and informal recreation space. f) Public art integrated throughout the development. Green Infrastructure and Open Space: a) Multi-functional green infrastructure comprising at least 50% of the gross site area, including: b) public open space. c) sports pitches. d) allotments and community orchards. e) sustainable drainage features. f) ecological enhancement areas. g) pedestrian and cycle routes; and h) areas for informal recreation. i) Measures to protect and enhance the black poplar population south of Martin Dalby Way. j) Enhancements to the Aylesbury Linear Park. Transport and Flood Infrastructure: a) Requirements for off-site highway mitigation and assessment b) The site layout should adopt a sequential approach by steering the most vulnerable aspects of the development outside Flood Zone 2, 3a and 3b and areas at risk of surface water flooding. Residential development is not permitted within Flood Zone 3b. c) Flood alleviation scheme/sustainable drainage. d) Hydraulic modelling is required to inform a planning application to assess the potential flood risk from Hardwick Brook and Weedon Ditch, including the existing footbridges along these watercourses, in the event of a blockage. Development should be steered outside the areas of fluvial and surface water flood risk on site. e) Access to form an internal route through the site allowing for internal vehicular connectivity. f) Deliver a new linear park active travel route (Martin Dalby Central Green Route). Development principles: Development will be supported 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) Retain existing trees/ tree groups and hedgerows, where possible, along boundaries, stream corridor along Hardwick Brook. c) The development should provide measures to integrate with the existing built-up area of Aylesbury (including Berryfields and Buckingham Park). 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. e) Retain and enhance existing habitats where practicable, including the creation of linkages with surrounding wildlife assets. f) Are designed using a landscape-led approach including consideration of the views from the Quainton-Wingrave ridge to the north, the Chilterns National Landscape to the southeast as well as of potential landscape visual impact from the National Landscape. g) Site to facilitate access by a north Aylesbury bus service connecting to the town centre and public transport options. h) Deliver enhancements to the Aylesbury Linear Park. i) Provide a flood alleviation system benefitting the wider community and provision of sustainable drainage systems (SuDS) to reduce pressure on the existing drainage network. j) Provide and maintain management of 50% green infrastructure which should link to other new development areas and the wider countryside. This should incorporate recreation and sports facilities, public open space, play areas, allotments and orchards, sustainable drainage, nature reserves and ecological enhancement areas, education/interpretation facilities, and attractive pedestrian and cycle routes to the town centre. k) To mitigate the effects of the development on the continued grazing of the Quarrendon Scheduled Ancient Monument. l) Set out a traffic calming scheme to prevent through traffic from accessing the A413. Design and Masterplan: Development on the Land to the north of Martin Dalby Way should be brought forward in accordance with the Aylesbury Garden Town principles in Policy D1 and taking account of the Aylesbury North NESS site and masterplanning for that site. 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. 6.290 The site comprises approximately seventy-nine hectares of agricultural land located on the northern edge of Aylesbury. The site forms part of the open countryside separating Aylesbury from surrounding rural settlements and is characterised by a series of agricultural fields, grassland and hedgerows. The site occupies an elevated and open position, resulting in extensive views from the surrounding area and towards the site. An existing wind turbine is located within the wider area; the land associated with this use has been excluded from the allocation. The site is bounded by Hardwick Brook to the west, Berryfields to the south-west, Martin Dalby Way to the south and open countryside to the north and east. 6.291 Access points could be achieved both from the northern side of Martin Dalby Way, and from the northwestern side of the farm track, extending between Martin Dalby Way and the A413 (Aylesbury to Whitchurch). 6.292 Hardwick Brook, a Main River, forms much of the western boundary of the site. An additional ordinary watercourse runs along the south-western boundary before discharging into Hardwick Brook. Parts of the site are affected by fluvial flooding associated with these watercourses, particularly along the western and southern boundaries. Areas of surface water flood risk also occur across the site, following existing drainage channels and lower-lying land. Detailed hydraulic modelling and flood risk assessment will be required to inform the masterplanning, layout and drainage strategy for the allocation. 6.293 The Quarrendon Scheduled Monument is located immediately south of Martin Dalby Way. Development proposals will need to conserve the significance of this nationally important heritage asset, including its setting, and ensure that appropriate measures are implemented to maintain its long-term management and continued grazing regime. 6.294 Due to its open and elevated nature, the site is visible from a wide range of surrounding locations, including Martin Dalby Way, the A413, public rights of way and higher ground to the north. A landscape-led design approach will therefore be required to minimise visual impacts and integrate development into the wider landscape. 6.295 There are several existing bus routes in the area that link the western or eastern boundaries of the site to Bicester, Waddesdon, Aylesbury and Buckingham. These include the 4/4a and 4e which run between Aylesbury, Quarrendon and Berryfields, including stops at Aylesbury Train Station. To the east of the site the sixty bus runs between Aylesbury and Buckingham. Bus routes 16 and 167 run between Aylesbury via Berryfields to Waddesdon to Calvert Green and the number 17 bus runs between Aylesbury, Berryfields, Quarrendon and Bicester. 6.296 The allocation forms an important component of the continued delivery of Aylesbury Garden Town and will be expected to contribute towards the creation of a connected network of neighbourhoods, green infrastructure, sustainable transport connections and community facilities. Development should be planned comprehensively and in coordination with adjacent allocations and existing communities to ensure the creation of a sustainable urban extension.