Land north of Reynolds Mead, Cheddington

CHE03: Land north of Reynolds Mead, Cheddington The site as shown on the Policies Map is allocated for an assumed number of 355 dwellings. Development of this site will be supported where it: a) Provides safe and suitable access and egress. b) Mitigates identified cross-boundary infrastructure impacts including but not limited to highways and education. c) Provides safe, direct and attractive active travel connections to Cheddington railway station. d) Proportionate contribution to off-site transport and access improvements including: i. Delivery of the Horton Bypass ii. Delivery of a new railway bridge and associated westbound road to enhance the existing station road railway crossing. iii. new bus route to facilitate direct journeys to Aylesbury via Wingrave iv. Active travel routes to nearby settlements e) Enhances and reinforce landscape buffer to the north of the site to mitigate impacts on wood pasture priority habitat, landscape setting and wider views. f) Conserves and where appropriate enhances the significance and setting of heritage assets, including the Mentmore Conservation Area and Registered Park and Garden g) Provides a robust landscape strategy, including buffering, planting and layout, to mitigate visual impacts and protect important views and landscape character assessment. h) Protects and enhances on-site and adjacent ecological assets, including priority habitats and protected species, informed by ecological assessment and delivering biodiversity net gain. i) Provides appropriate SANG and SAMM mitigation, in line with policies NE12, NE13, NE14 and the latest Mitigation Strategy. Permission will not be granted until SANG and SAMM mitigation is in place. j) Does not prejudice the delivery of the Cheddington NESS site. k) It is supported by necessary existing and new infrastructure in the area. 6.474 The site extends to approximately 8.93 hectares and is located within Cheddington, to the north of Long Marston Road. The site is currently surrounded by agricultural land, reinforcing its role as a transition between the built form of the village and the wider rural landscape. 6.475 The site lies in proximity to the Mentmore Conservation Area and the Mentmore Registered Park and Garden, including the designed avenue of trees towards Cheddington Lodge. Development has the potential to affect the setting of these heritage assets and nearby listed buildings and could result in less than substantial harm. Proposals will be required to be supported by a robust Heritage Statement and setting analysis, and to incorporate appropriate mitigation through layout, design, landscaping and buffering. 6.476 The site is visible from a range of local viewpoints Westend/Southend Hills. The site is also visible from Long Marston Road, Reynolds Mead and Mentmore Road through gaps in and above hedgerow, also from Bridleway to the north. Development will change the character of the site from open countryside and has the potential to result in adverse visual effects. Proposals will therefore be required to incorporate sensitive design, layout and landscape mitigation to minimise visual impacts. 6.477 Development here would extend the north-western edge of Cheddington and could reduce the perceived separation between the village and Mentmore Park, extending the edge of the village northwest. A sensitive landscape treatment of the northern boundary is required. 6.478 The site is enclosed by arable field hedgerows containing mature trees, which provide important ecological and landscape functions. The site has potential to support farmland bird species, including ground-nesting birds. A priority wood pasture habitat lies adjacent to the northern boundary. A significant and appropriately designed buffer will be required to protect its ecological function and integrity. 6.479 Subject to detailed design suitable access could be achieved onto the local highway network. Access to the station needs to be prioritised and improved. Suitable access can be achieved to the local highway network subject to detailed design. Development proposals will be expected to prioritise and enhance connectivity to Cheddington railway station, particularly for walking and cycling. 6.480 The area will experience significant growth over the Plan period and beyond, including delivery of the Cheddington NESS site and other allocations within the settlement. Given the cumulative impacts of planned growth at Cheddington, coordinated delivery of strategic infrastructure will be required. This includes the delivery of the Horton Bypass, a westbound railway bridge and associated highway improvements to complement the existing level crossing, together with enhancements to bus services and active travel connections. 6.481 Developers will need to work in a coordinated manner across the Cheddington sites to ensure the timely delivery of necessary infrastructure. 6.482 The site lies within the zone of influence of Chilterns Beechwoods SAC and therefore would generate recreational adverse effects on the SAC if not mitigated. Planning permission will not be granted until SANG and SAMM mitigation is in place, in line with policies NE12, NE13, NE14 and the latest mitigation strategy. It is envisaged that the site could secure credits at a Gateway site once this comes forward.