Cheddington

NESS004 - Cheddington NESS004: Cheddington NESS 1. This 342.1-hectare site is located to the north-east of Buckinghamshire, adjacent to Cheddington in proximity to Leighton Buzzard in Central Bedfordshire. 2. Land identified on the Policies Map is allocated for a strategic residential-led mixed-use development, delivering a minimum of 5,090 dwellings, of which 3,650 dwellings are expected to be delivered within the plan period, alongside 12 net additional serviced Gypsy and Traveller pitches, 3,500 sqms of town centre uses, supporting infrastructure and green and blue infrastructure. Development requirements 3. Planning permission will be granted where development accords with the requirements below and are supported by a comprehensive site-wide masterplan and phasing strategy: Place making and design. 4. Development must establish a high quality, distinctive and functional place and must: a) Respond positively to the site’s landscape character, topography and environmental context. b) Integrate development with surrounding rural character and settlement pattern. c) Take account of the centrally located solar farm and associated sub-station. d) Conserve and where opportunities arise enhance the significance and setting of Mentmore Towers Registered Park and Garden (RPG) and the Mentmore Conservation Area, including provision of appropriate green buffers. e) Respond positively to the Grand Union Canal corridor, including its heritage assets and environmental value. f) Retain and incorporate existing hedgerows as part of a connected green infrastructure network. g) Repurpose the former railway alignment as a multifunctional green infrastructure corridor. h) Avoid areas of highest flood risk and incorporate sustainable drainage systems. i) Account for infrastructure constraints, including provision of easements and buffers. j) Assess and mitigate potential impacts from nearby sewage treatment infrastructure; and k) Ensure strong physical and visual connectivity between development parcels. 5. Development should reuse existing features where they contribute positively to local character and where feasible to do so. Movement and Connectivity 6. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must: a) Deliver the Horton Bypass connecting Station Road and the B488. b) Deliver a new railway bridge and associated road improvements at Station Road. c) Provide a network of internal spine roads and connections to the wider highway network. d) Ensure infrastructure is informed by proportionate and robust transport modelling; and e) Address cross-boundary transport impacts in collaboration with relevant authorities. 7. Development must provide enhanced public transport, including: a) Improved bus services connecting the site with surrounding settlements; and b) Improved accessibility to Cheddington railway station. 8. Development must provide a comprehensive walking, cycling and Public Rights of Way network which: a) Connects neighbourhoods, facilities and surrounding settlements. b) Integrates and enhances existing PROW; and c) Contributions to and the delivery of strategic active travel routes, including along the former railway corridor. Community Facilities and Services 9. Development must provide a comprehensive range of community infrastructure, including. a) Local centres providing retail and community uses as accessible focal points. b) Land and buildings for three primary schools (6-8 FE). c) Land and buildings for one secondary school. d) On- site primary healthcare provision or contributions to off-site provision, as agreed with the Council and Integrated Care Board. e) Indoor and outdoor sport, recreation and play facilities in accordance with Policy SE5: Sport, Leisure and Recreation and relevant standards. Green and Blue Infrastructure 10. Development must deliver a comprehensive green and blue infrastructure network which: a) Integrates flood risk areas, watercourses and environmental features. b) Enhances biodiversity and ecological connectivity, and c) Reinforces landscape character. 11. Development must: a) Provide green buffers to protect important views to listed buildings along the Grand Union Canal; and b) Deliver Suitable Alternative Natural Greenspace (SANG) and contributions to Strategic Access Management and Monitoring (SAMM), in accordance with policies NE12 and NE13, and the Chilterns Beechwoods SAC Mitigation Strategy. 12. Development must provide multifunctional green infrastructure including: a) Public open space. b) Sustainable drainage systems. c) Outdoor sports provision. d) Walking and cycling routes; and e) Allotments. Implementation, Phasing and Delivery 13. Development will only be permitted where it is supported by a comprehensive, site-wide masterplan and phasing strategy. 14. The masterplan and phasing strategy must: a) Demonstrate coordinated and comprehensive delivery across the site. b) Demonstrate coordinated and comprehensive delivery of off-site necessary infrastructure. c) Show how each phase integrates with the overall design and place-making principles. d) Identify infrastructure delivery timing and triggers. e) Include mechanisms to ensure delivery and avoid piecemeal development; and f) Address cross-boundary coordination. 15. The timing and phasing of infrastructure delivery shall be informed by viability and deliverability considerations, and agreed with the Council, whilst ensuring that development remains acceptable in planning terms. Overview and Context 6.34 The Cheddington NESS site, as shown on the Policies Map and Indicative Diagram, is in the north-east of Buckinghamshire, close to the boundary with Central Bedfordshire and near Leighton Buzzard. It lies within the Vale of Aylesbury, characterised by a rural landscape of flat to gently undulating clay vale farmland. 6.35 The allocation will deliver a minimum of 5,090 homes, of which 3,650 dwellings are expected to be delivered within the plan period, including Gypsy and Traveller provision, alongside supporting infrastructure and services. Development will be phased, with a substantial proportion delivered within the Plan period. Site Characteristics 6.36 The site lies within the Vale of Aylesbury and is characterised by a flat, open agricultural landscape with limited enclosure. Hedgerows, watercourses and occasional historic features contribute to local distinctiveness. 6.37 The setting of Mentmore Towers Registered Park and Garden and Conservation Area is a key consideration, alongside the Grand Union Canal corridor and associated heritage assets. 6.38 Infrastructure features, including transport corridors and utilities, influence the site and will need to be integrated into development. Development Strategy and Design Approach 6.39 Development will be brought forward as a comprehensively planned new settlement, with a strong emphasis on landscape-led design and place-making. 6.40 Green and blue infrastructure will form a key structuring element, incorporating flood risk areas, hedgerows and the former railway alignment into a connected network. 6.41 Strategic green buffers will be provided to protect the setting of heritage assets, including Mentmore Towers and the canal corridor. Infrastructure and Community Provision 6.42 The scale of development requires a full range of infrastructure, including education, healthcare. Local centres and recreation facilities. 6.43 Healthcare provision will be informed by ongoing engagement with the Integrated Care Board and the latest evidence at the planning application stage. 6.44 Development will also contribute to off-site infrastructure where required. Transport and Movement 6.45 The transport strategy is designed to support sustainable growth while mitigating impacts on surrounding communities. 6.46 Key components include the Horton Bypass, improvements to Station Road, and a new railway bridge to overcome existing constraints. These form part of a comprehensive package of improvements necessary for the growth in the area. Developers will be required to coordinate the delivery of these requirements. 6.47 Sustainable transport measures, including improvements to bus services, rail access, and walking and cycling networks, will reduce reliance on the private car. 6.48 Cross-boundary impacts will be addressed in collaboration with neighbouring authorities. Environmental Considerations and Mitigation 6.49 Flood risk will be managed through a risk-based approach informed by the latest evidence, directing development away from higher-risk areas. 6.50 The site lies within the Chilterns Beechwoods SAC Zone of Influence. Development must provide mitigation through SANG and SAMM. 6.51 SANG is expected to be delivered on site where feasible, with alternative provision where necessary. 6.52 Planning applications must provide sufficient information to enable the Council to undertake an Appropriate Assessment where required. Delivery, Masterplanning and Phasing 6.53 A coordinated approach is essential due to the scale, complexity and cross-boundary nature of the site. 6.54 Development will be guided by a comprehensive site-wide masterplan and phasing strategy. 6.55 A design code will be required to ensure high-quality and consistent development. 6.56 Delivery will be monitored through the Council’s monitoring framework. Figure 9: Cheddington NESS Concept Masterplan Figure 10: NESS Concept Masterplan Key (reproduced from Figure 8)