Winslow

NESS012 - Winslow NESS012: Winslow NESS 1. This 411.4-hectare site, as shown on the Policies Map, is located to the northeast and northwest of Winslow. 2. The site is allocated for a strategic residential-led mixed-use development delivering a minimum of 9,370 dwellings, of which 3,650 will be delivered in the Plan period, including 15 net additional serviced Gypsy and Traveller pitches, approximately 16 hectares of employment land, around 3,500 sq. m of town centre uses within local centres, supporting infrastructure, and a comprehensive green and blue infrastructure. Development Requirements 3. Development proposals will be permitted where they accord 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 character and landscape setting. b) Retains and reflects historic field patterns, hedgerows and woodland; and c) Maintains the separation between Winslow and surrounding settlements, including Great Horwood. 5. Development must create a high-quality, distinctive and functional place and must: a) Integrate with the existing town of Winslow and reinforce its role as a local centre. b) Retain and incorporate existing landscape features as part of a connected green infrastructure network. c) Respond to infrastructure constraints, including utilities corridors and sewage treatment works. d) Provide appropriate buffers to mitigate impacts on amenity and environmental assets. e) Address flood risk through layout, design and sustainable drainage systems; and f) Be informed by up-to-date environmental and technical evidence. Movement and Connectivity 6. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must: a) Provide new and improved connections to the surrounding highway network b) Provide a link road between A413 Buckingham Road and Great Horwood Road, and a link road between Great Horwood Road and Little Horwood Road c) Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network d) Integrate development with East West Rail infrastructure; and e) Mitigate impacts on the local and wider transport network. 7. Development must: a) Enhance public transport provision, including rail accessibility and bus services; and b) Provide connections to Winslow town centre, the railway station and surrounding settlements. c) Not prejudice the delivery of East West Rail. 8. Development must provide a comprehensive walking, cycling and Public Rights of Way network which: a) Retains and enhances existing PROW, including the North Buckinghamshire Way and Midshires Way. b) Provides new strategic active travel routes across the site; and c) Connects neighbourhoods to key services and facilities. Community Facilities and Services 9. Development must provide accessible community infrastructure, including: a) Local centres providing retail, employment and community use as accessible focal points. b) Land and building for four new primary schools (6-15). c) Land and buildings for two secondary schools. d) Primary healthcare provision or contributions to off-site facilities as agreed; and e) Indoor and outdoor sport, recreation and play facilities 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, the vitality and viability of Winslow town centre. Green and Blue Infrastructure 11. Development must deliver a connected green and blue infrastructure network which: a) Integrates watercourses, flood risk areas, and environmental features. b) Enhances biodiversity and ecological connectivity; and c) Reinforces landscape character. 12. Development must: a) Maintain strategic green gaps to prevent coalescence with nearby settlements. b) Incorporate flood risk areas and infrastructure corridors within green infrastructure; and c) Provide buffers around infrastructure such as sewage treatment works. d) Provide multifunctional green infrastructure including: i. Public open space ii. Sustainable drainage systems iii. Outdoor sports provision iv. Walking and cycling routes v. Allotments. Employment Land 13. Development must: a) Deliver a coordinated and well-integrated employment area. b) Provide flexible employment space capable of adapting to changing business needs. c) Support access to jobs within the development; and d) Ensure integration with the wider transport network and settlement. Implementation, Phasing and Delivery 14. Development will only be permitted where it is supported by a comprehensive site-wide masterplan and phasing strategy. 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 infrastructure evidence. 15. Infrastructure provision must be informed by viability and deliverability considerations, to be agreed with the Council. Winslow NESS Site 012 6.143 Land identified on the Policies Map and Indicative Diagram as Winslow NESS Site 012 is allocated to deliver a strategic, mixed-use urban extension to Winslow. The site extends to approximately 411.4 hectares and will accommodate substantial growth, including residential development, employment land, local centres and supporting infrastructure. 6.144 The allocation will deliver a minimum of 9,370 dwellings, of which 3,650 will be delivered in the Plan period, including fifteen net additional Gypsy and Traveller pitches, sixteen hectares of employment land and approximately 3,500 sq. m. of town centre uses within local centres, together with supporting community facilities and infrastructure. 6.145 Development will be brought forward in phases, reflecting the scale and complexity of the allocation. A proportion of development is expected to extend beyond the Plan period. 6.146 There were no extant planning permissions for dwellings on the site, as of June 2026. Site Context and Characteristics 6.147 The site lies to the northeast and northwest of Winslow within a rural landscape characterised by gently undulating farmland, historic field patterns and mature hedgerows, with areas of woodland providing ecological value. 6.148 The northern and eastern parts of the site form part of a wider open landscape which contributes to the separation between Winslow and nearby settlements, particularly Great Horwood. 6.149 The site is well served by a network of Public Rights of Way, including the North Buckinghamshire Way and Midshires Way, which provide opportunities for recreation and active travel. Development Strategy and Design Approach 6.150 Development has the potential to affect the surrounding area, including impacts on the transport network, infrastructure and landscape character. 6.151 These impacts will be managed through a comprehensive master-planned approach, integrating development with East West Rail infrastructure and incorporating environmental mitigation. 6.152 A key objective is to ensure that development is well integrated with Winslow, supporting the town centre and avoiding the creation of a separate settlement. 6.153 Strong walking, cycling and public transport links will connect new neighbourhoods with the town centre and railway station, supporting linked trips and sustainable movement patterns. Infrastructure and Community Provision 6.154 The allocation provides an opportunity to deliver a major urban extension with housing, employment land and supporting infrastructure to create a sustainable community. 6.155 The development includes provision of approximately sixteen hectares of employment land, supporting local economic growth and job creation. 6.156 Community infrastructure, including local centres, education, healthcare and recreation facilities, will be delivered in accordance with the scale of development. 6.157 Healthcare provision will be informed by engagement with the Integrated Care Board and updated evidence at the planning application stage. Environmental Considerations and Mitigation 6.158 Environmental and infrastructure constraints, including flood risk, utilities infrastructure and the sewage treatment works, will be incorporated into the design and layout of development. 6.159 Appropriate buffers will be required to mitigate potential impacts on amenity and environmental assets. 6.160 Flood risk areas will be integrated into the green infrastructure network, contributing to landscape and biodiversity enhancements. Transport and Movement 6.161 Development will increase demand on the local transport network, requiring mitigation to maintain safe and efficient operation. 6.162 The transport strategy will include new infrastructure to the north of Winslow, improved connectivity and measures to promote sustainable travel. 6.163 Integration with East West Rail will provide improved access to rail services and enhance connectivity. 6.164 This allocation includes land safeguarded for East West Rail. Development will not be permitted within the limits of land subject to the safeguarding directions given by the Secretary of State for Transport in November 2025 (or any further directions or revisions to those directions) where it would conflict with or prejudice the delivery of EWR. Applicants for planning permission are strongly encouraged to enter early dialogue with EWR Co to fully understand the nature and extent of the safeguarding and the impacts on site development and to ensure that any scheme can be designed to reflect the safeguarding and that adverse impacts on EWR are avoided, minimised or appropriately mitigated. 6.165 A comprehensive walking and cycling network will be provided, connecting the development to Winslow and surrounding areas. Employment Land and Economic Role 6.166 Given the scale of employment land proposed at Winslow, together with the planned population growth, the site presents a significant opportunity to support sustainable economic growth in northern Buckinghamshire. Its location adjacent to the new East West Rail station, proximity to the Silverstone Innovation and Enterprise Cluster, and position within the Oxford–Cambridge growth corridor, provide the potential to attract investment, support business growth and create highly accessible employment opportunities for existing and future residents. 6.167 The allocation will contribute towards the ambitions of Buckinghamshire’s Economic Growth Plan by supporting productivity growth, increasing local employment opportunities and reducing the need for longer-distance commuting. The delivery of a range of modern and flexible employment premises, supported by high-quality digital and transport infrastructure, will help create an attractive location for both established businesses and new investment. 6.168 The Council considers that Winslow is particularly well placed to support growth in a range of knowledge-intensive and high-value sectors that build upon Buckinghamshire's existing economic strengths and strategic clusters, including: a) Advanced Manufacturing and High-Performance Engineering. b) Film and Television and the Creative Industries. c) Space, Defence, Robotics and Autonomous Systems. d) Life Sciences and Health Technologies. 6.169 The mix of employment uses should provide opportunities for businesses of different sizes and stages of growth, supporting innovation, inward investment and local job creation, whilst ensuring that employment development is integrated with the wider residential, community and transport infrastructure delivered through the allocation. Delivery, Masterplanning and Phasing 6.170 A coordinated and comprehensive approach will be required to deliver the development effectively. 6.171 Development will be guided by a site-wide masterplan and phasing strategy, ensuring integrated delivery of land uses, infrastructure and mitigation. 6.172 A design code will be required to secure high-quality and consistent design outcomes. 6.173 Delivery will be monitored through the Council’s monitoring framework. Figure 20: Winslow NESS Concept Masterplan Figure 21: NESS Concept Masterplan Key (reproduced from Figure 8)