The Gateway, Aylesbury

AYL08: The Gateway, Aylesbury The site as shown on the Policies Map is allocated for mixed use development comprising 4000sqm floorspace in main town centre uses and office distributed across units of various sizes and an assumed 1,455 dwellings. The site will also include new public realm and should explore lower provision of car parking spaces. New development will be supported where: a) It introduces mixed, culture and leisure-led town centre uses, complimenting adjacent sites. b) The land uses enhance the town centre’s historic character and appearance, vitality and viability, maximising the site potential. c) Opportunities are taken to enlarge the existing public realm, incorporate public art and potential for landmark buildings that reduce the impact of tall buildings in the design of upper floors. d) Public realm and green infrastructure are designed to integrate mature trees on the north and east boundary. e) Public realm connections as part of an Aylesbury Transport Strategy and links to the town centre are enhanced. f) Car parking is provided efficiently using the land for town centre uses and dedicated space for residential and employment uses. The car parking needs for this site should consider the accessibility of this site to other forms of transport, walkability and take opportunities presented for housing to be car-free. g) It incorporates measures to reduce surface water flooding on the site in line with the latest SFRA Level 2 h) It sustains or enhances diverse town centre uses and customer choice incorporating residential accommodation above ground floor level where possible. i) The development is readily accessible by public transport, walking, cycling and wheeling. Design and Masterplanning A site Masterplan should be submitted to the council early in the planning application process, consistent with the latest Aylesbury Garden Town Masterplan. The Masterplan should be agreed as part of the planning application. As well as the site uses in this policy, the masterplan should also cover the following: a) Opportunities for landmark buildings, maximising site density with building heights having regard to the site context. b) The design of development to reduce the impact of buildings heights on the upper storeys. c) Public realm and streets should be well defined by built form, with buildings surrounding space does not space surrounding buildings. d) Incorporate design features reflecting the town history and nearby mixed-use sites. e) Infill surface parking integrated around buildings and public space. f) Introduce ground level active frontages to Gatehouse Road and Bicester Road and boulevard tree planting. g) Improve pedestrian links across Gatehouse Road towards the town centre and across Bicester Road, towards facilities to the north. h) Review ways to enhance the built environment and pedestrian permeability towards Goldswain End to the west. 6.298 The site is a 20.6ha brownfield site which sits within the built-up area of Aylesbury. It currently resides the Council offices and surface level car parking. It has good public transport connections and is a 20-minute walk to Aylesbury Train Station. The site is adjacent to a supermarket to the east, employment and residential to the south, and residential to the west and north. 6.299 The site is currently under-utilised and unconstrained and given its brownfield status and it being within a highly sustainable location, the site provides a good opportunity to deliver a significant amount of both high-quality housing and town centre uses. The affordable housing contributions will be subject to viability testing. The development of the site should seek to make best use of land and enhance the character of the area.