Haddenham

NESS005 - Haddenham NESS005: Haddenham NESS 1. This 293.6-hectare site, as shown on the Policies Map, is located to the south-west of Aylesbury, adjoining Haddenham. 2. The site is allocated for a residential-led urban extension delivering a minimum of 6,610 dwellings, of which approximately 3,545 will be delivered within the Plan period, alongside 7 net additional serviced Gypsy and Traveller pitches, 3,500 sq.m of town centre uses, supporting infrastructure, community facilities, 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 adopt a landscape-led approach which: a) Responds positively to the site’s rural and edge-of-settlement character. b) Reflects existing field patterns, hedgerows and landscape features; and c) Minimises visual and landscape impacts, particularly within the northern parcels. 5. Development must establish a high-quality, distinctive and functional place and must: a) Integrate with existing employment and residential uses. b) Retain and provide Gypsy and Traveller provision, including extension of the existing site. c) Retain and incorporate trees, hedgerows and landscape features within a connected green infrastructure network. d) Respond appropriately to site constraints, including the historic landfill and utilities infrastructure. e) Integrate Snakemoor Nature Reserve within the green infrastructure network. f) Conserve and enhance the significance and setting of heritage assets, including Wheatclose Cottage and Haddenham Conservation Area. g) Avoid areas of highest flood risk and incorporate sustainable drainage systems; and h) Be informed by up-to-date site-specific environmental and technical evidence. i) Development must address the presence of Haddenham Wastewater Treatment Works (WwTW) and will only be permitted where: i. Living conditions are not adversely affected by odour or emissions. ii. The continued operation and maintenance of the WwTW is not compromised. iii. Site design has been informed by engagement with the operator; and iv. Appropriate mitigation measures are incorporated. Movement and Connectivity 6. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must: a) Provide access from the A418 and surrounding road network. b) Deliver an integrated network of internal routes. c) Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network; and d) Address cross-boundary transport impacts in collaboration with relevant authorities. 7. Development must: a) Enhance public transport provision, including improved access to Haddenham and Thame Parkway Station; and b) Provide improved bus services linking the site to surrounding settlements. 8. Development must provide a comprehensive walking, cycling and Public Rights of Way network which: a) Connects the site with the village, station and surrounding countryside. b) Integrates and enhances existing PROW; and c) Provides new active travel routes across the site. 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 (6-11FE total). c) Land and buildings for one secondary school. d) On-site primary healthcare facilities or contributions to off-site provision as agreed; and e) Indoor and outdoor sport, recreation and play provision in accordance with Policy SE5. 10. Retail provision must be of a scale and type that meets local needs and supports, and does not undermine, existing centres. Green and Blue Infrastructure 11. Development must deliver a connected network of green and blue infrastructure which: a) Integrates Snakemoor Nature Reserve, watercourses and flood risk areas. b) Enhances biodiversity and ecological connectivity; and c) Reinforces local landscape character. 12. Development must provide: a) Strategic green buffers to minimise landscape and visual impacts, including along the A418 corridor. b) Green buffers to maintain separation between settlements and protect the wider countryside; and c) A multifunctional green infrastructure network including open space, SuDS, active travel routes and 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 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. d) Identify infrastructure delivery timing and triggers. e) Include mechanisms to avoid piecemeal development; and f) Ensure alignment with relevant infrastructure evidence. 15. Infrastructure provision must be informed by viability and deliverability considerations, to be agreed with the Council. 6.57 Land identified as Haddenham NESS Site 005 on the Policies Map and Indicative Diagram is allocated to deliver a strategic urban extension adjoining Haddenham. The site extends to approximately 293.6 hectares and represents a significant opportunity to accommodate housing growth alongside supporting infrastructure. 6.58 The development will deliver a minimum of 6,610 homes, of which approximately 3,545 will be delivered in the Plan period, together with community facilities, green infrastructure and supporting services. Development will be phased, with a substantial proportion delivered within the Plan period. Site Characteristics 6.59 The site lies within a predominantly rural landscape characterised by relatively flat topography and large-scale agricultural fields. Hedgerows, tree belts and Public Rights of Way provide structure and connections within the landscape. 6.60 The proximity of Haddenham and Thame Parkway Station is a key characteristic, providing opportunities to support sustainable travel patterns. 6.61 Snakemoor Nature Reserve and other environmental features contribute to the ecological value of the area, while heritage assets, including Haddenham Conservation Area and listed buildings, represent important constraints and opportunities. 6.62 The site is influenced by several infrastructure constraints, including a historic landfill, utilities infrastructure and the nearby wastewater treatment works. Development Strategy and Design Approach 6.63 The site will be developed as a comprehensively planned urban extension, with a strong emphasis on landscape-led design and integration with the existing village. 6.64 Green and blue infrastructure will form a key element of the development, integrate natural features and provide multifunctional spaces for recreation, biodiversity and flood risk management. 6.65 Development will respond to the site’s context, ensuring that landscape and visual impacts are appropriately mitigated, particularly along the A418 corridor and at the rural edge of the settlement. Infrastructure and Community Provision 6.66 The scale of development requires provision of a wide range of infrastructure, including local centres, education, healthcare and recreation facilities. 6.67 Healthcare provision will be informed by ongoing engagement with the Integrated Care Board and updated evidence at the planning application stage. 6.68 Development will also be required to contribute towards off-site infrastructure where necessary. Transport and Movement 6.69 The transport strategy is designed to support sustainable growth and minimise impacts on the surrounding network. 6.70 Key measures include new site accesses, improvements to the A418 and surrounding junctions, and integration with the wider highway network. 6.71 Sustainable transport will be prioritised, including improved access to Haddenham and Thame Parkway Station, enhanced bus services, and a comprehensive walking and cycling network. 6.72 Cross-boundary transport impacts will be addressed through engagement with neighbouring authorities. Environmental Considerations and Mitigation 6.73 Flood risk will be managed through a risk-based approach, directing development away from higher risk areas and integrating sustainable drainage systems. 6.74 The proximity of the wastewater treatment works requires careful design and mitigation to ensure acceptable living conditions and continued operation of the facility. 6.75 Planning applications must provide sufficient information to enable the Council to undertake an Appropriate Assessment where required. Delivering, Masterplanning and Phasing 6.76 Due to the scale and complexity of the site, development will be guided by a comprehensive masterplan and phasing strategy. 6.77 This will ensure coordinated delivery of development, infrastructure and mitigation, and avoid piecemeal development. 6.78 A design code will be required to ensure high-quality and consistent design across the site. 6.79 Delivery will be monitored through the Council’s monitoring framework. Figure 11: Haddenham NESS Concept Masterplan Figure 12: NESS Concept Masterplan Key (reproduced from Figure 8)