Stoke Mandeville

NESS011 - Stoke Mandeville NESS011: Stoke Mandeville NESS 1. This 103.2-hectare site, as shown on the Policies Map, is located to the south of Stoke Mandeville. 2. The site is allocated for a residential-led mixed-use development delivering a minimum of 1,650 dwellings within the Plan period, alongside approximately 1,500 sq. m of town centre uses, supporting infrastructure, community facilities, and green and blue infrastructure. 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 rural character and edge-of-settlement context. b) Takes account of views to and from the Chilterns National Landscape; and c) Reflects existing field patterns, hedgerows and landscape features. 5. Development must be planned on a vision-led basis and must: a) Concentrate higher density and more active uses in areas with the greatest accessibility to the railway station; and b) Ensure land uses, layout and density support sustainable travel patterns. 6. Development must establish a high-quality, distinctive and functional place and must: a) Retain and incorporate hedgerows and trees as part of a connected green infrastructure network. b) Take account of infrastructure constraints, including utilities and safeguarded land. c) Conserve and enhance the setting of heritage assets, including Stoke House. d) Manage flood risk through layout, design and sustainable drainage systems. e) Respond to the presence of HS2 safeguarded land and railway infrastructure; and f) Be informed by up-to-date site-specific evidence. 7. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must: a) Provide the Stoke Mandeville South Spine Road and associated link road. b) Deliver connections to Risborough Road, the A413 and surrounding network. c) Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network; and Movement and Connectivity d) Deliver necessary on- and off-site highway improvements. 8. Development must: a) Enhance Stoke Mandeville railway station as a key transport hub. b) Improve public transport connectivity, including bus services; and c) Provide safe and convenient access to the station by walking, cycling and wheeling. 9. Development must provide a comprehensive walking, cycling and Public Rights of Way network which: a) Provides direct and safe access to the railway station from all parts of the site. b) Includes a new high-quality pedestrian and cycle crossing of the railway. c) Retains and enhances existing PROW; and d) Connects to strategic routes including the Aylesbury Gardenway and LCWIP network. Community Facilities and Services 10. Development must provide accessible community infrastructure including: a) Local centres providing retail and community uses as accessible focal points. b) Land and buildings for a primary school (3FE). c) Contributions towards off-site education provision as required. d) Primary healthcare provision or contributions to off-site provision as agreed; and e) Indoor and outdoor sport, recreation and play facilities in accordance with Policy SE5. 11. Retail provision must be of a scale and type that meets local needs and supports, and does not undermine, nearby centres. Green and Blue Infrastructure 12. Development must deliver a connected green and blue infrastructure network which: a) Integrates watercourses, hedgerows and areas of flood risk. b) Enhances biodiversity and ecological connectivity; and c) Rein forces landscape character. 13. Development must: a) Provide buffers along the railway and HS2 corridor to mitigate impacts. b) Provide buffers to protect heritage assets; and c) Use constrained land for appropriate green infrastructure functions. 14. Development must provide multifunctional green infrastructure including: a) Public open space. b) Sustainable drainage systems. c) Outdoor sports provision. d) Walking and cycling routes. Implementation, Phasing and Delivery 15. Development will only be permitted where it is supported by a comprehensive site-wide masterplan and phasing strategy, to be submitted to and formally approved by the Council prior to the determination of any planning application, to ensure coordinated and integrated development across the whole site. 16. 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 timings and triggers. e) Include mechanisms to avoid piecemeal development; and f) Ensure alignment with the Council’s latest infrastructure evidence. 17. Key infrastructure, including the railway crossing and associated pedestrian and cycle links, must be delivered to ensure connectivity across the site. Stoke Mandeville NESS Site 011 6.118 Land identified on the Policies Map and Indicative Diagram as Stoke Mandeville NESS011 comprises approximately 103.2 hectares of land to the south of Stoke Mandeville and is allocated as a strategic mixed-use urban extension, integrated with the existing settlement. The site represents a sustainable location for growth, adjacent to the existing built-up area and capable of delivering a comprehensively planned urban extension integrated with the existing settlement. 6.119 The allocation will deliver a residential-led mixed-use development comprising a minimum of 1,650 dwellings within the Plan period, together with approximately 1,500 sq.m of town centre uses, supporting infrastructure, community facilities, and a network of green and blue infrastructure. Site Context and Characteristics 6.120 The site lies within the Vale of Aylesbury and comprises agricultural land. Its proximity to Stoke Mandeville railway station provides a significant opportunity to support sustainable travel patterns. 6.121 The site is flat with a moderately open character and forms part of the wider setting of the Chilterns National Landscape. 6.122 The site is influenced by major infrastructure, including the A413, railway infrastructure and the HS2 corridor, which create physical constraints and will influence the form and layout of development. 6.123 Development has the potential to increase pressure on the surrounding area, particularly in relation to the transport network and local character. Development Strategy and Design Approach 6.124 The site will be developed as a comprehensively planned urban extension, with a strong emphasis on landscape-led design and integration with the existing settlement. 6.125 Green infrastructure will form a key element of the development, using existing landscape features to structure growth and support biodiversity, recreation and flood risk management. 6.126 Development will be focused on the railway station to maximise accessibility and encourage sustainable travel behaviour. Infrastructure and Community Provision 6.127 The scale of development requires provision of community infrastructure, including local centres, education and healthcare facilities. 6.128 Healthcare provision will be informed by engagement with the Integrated Care Board and upto-date evidence at the planning application stage. 6.129 Development will also contribute towards off-site infrastructure where required. Environmental Considerations and Mitigation 6.130 Flood risk, including surface water flooding in parts of the site, will be managed through a risk-based approach and the integration of sustainable drainage systems. 6.131 The presence of HS2 and railway infrastructure requires appropriate buffers and mitigation to ensure safe and acceptable living conditions. 6.132 Heritage assets, including Stoke House, will be conserved and enhanced through careful design and layout. 6.133 The site lies within the Chilterns Beechwoods SAC Zone of Influence and mitigation will be required through SANG and contributions to SAMM. Transport and Movement 6.134 The transport strategy is designed to mitigate impacts on the surrounding network while supporting sustainable travel. 6.135 New infrastructure, including the South Spine Road, will provide key routes through the site. 6.136 Improvements to the highway network, including connections to the A413 and Risborough Road, will be required. 6.137 Sustainable transport will be prioritised, including improvements to the railway station, bus services and walking and cycling routes. 6.138 A comprehensive walking and cycling network will connect the site to wider networks including the Aylesbury Gardenway and LCWIP routes. Delivery, Masterplanning and Phasing 6.139 Development will be delivered through a comprehensive masterplan and phasing strategy to ensure coordinated delivery. 6.140 The masterplan will establish the spatial framework, infrastructure requirements and delivery sequence. 6.141 A design code will be required to ensure high-quality and consistent development. 6.142 Delivery will be monitored through the Council’s monitoring framework. Figure 18: Stoke Mandeville NESS Concept Masterplan Figure 19: NESS Concept Masterplan Key (reproduced from Figure 8)