Turweston

NESS013 – Turweston NESS013: Turweston NESS 1. This 143-hectare site, as shown on the Policies Map, is located to the east of Brackley (Northamptonshire), adjacent to the Buckinghamshire boundary. 2. The site is allocated for a residential-led mixed-use development delivering approximately 2,890 dwellings, together with five net additional serviced Gypsy and Traveller pitches, around 2ha of employment land, 2500sq.m. of town centre uses, and supporting infrastructure and community facilities and a comprehensive network of 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 rural character and landscape setting. b) Reflects existing field patterns, hedgerows and landscape features; and c) Integrates development sensitively into the wider countryside. 5. Development must establish a high-quality, distinctive and functional place and must: a) Retain and incorporate existing landscape features, including hedgerows and woodland. b) Provide appropriate buffers to the sewage treatment works. c) Safeguard land beneath overhead infrastructure for green infrastructure uses. d) Conserve and enhance the setting of Turweston Conservation Area. e) Manage flood risk through layout, design and sustainable drainage systems; and f) Be informed by up-to-date environmental and technical evidence. 6. Development should re-use existing buildings and features where they contribute positively to local character and where feasible and viable to do so. Movement and connectivity 7. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must: a) Provide access from the A422 and South Bank. b) Deliver connections to the surrounding highway network. c) Improve the A422 corridor and local junctions; and d) Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network. 8. Development must: a) Address cross-boundary transport impacts in collaboration with relevant authorities; and b) Enhance public transport provision, including improvements to bus services. 9. Development must provide a comprehensive network of walking, cycling, and Public Rights of Way which: a) Delivers new and enhanced routes across the site. b) Integrates and upgrades existing routes. c) Connects to the Buckinghamshire Greenway and wider network; and d) Provides strategic active travel connections to Turweston, Brackley and surrounding settlements. Community Facilities and Services 10. Development must provide a comprehensive range of community infrastructure including: a) Local centres providing retail, employment, and commune used as accessible focal points. Land and buildings for two primary schools (5FE total). b) Contributions towards off-site education provision. c) Primary healthcare provision or contributions to off-site provision as agreed; and d) 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 multifunctional network of green and blue infrastructure which: a) Integrates woodland, hedgerows, watercourses and flood risk areas. b) Enhances biodiversity and ecological connectivity; and c) Reinforces landscape character. 13. Development must: a) Provide buffers to HS2 and areas of Ancient Woodland. b) Safeguard land constrained by infrastructure and flood risk for green infrastructure uses; and c) Provide appropriate green infrastructure to support recreation and amenity. 14. Development must provide multifunctional green infrastructure including: a) Public open space. b) Sustainable drainage systems. c) Walking and cycling routes. d) Outdoor sports provision; and e) Allotments. Employment Land 15. 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 surrounding areas. Implementation, Phasing and Delivery 16. Development will only be permitted where it is supported by a comprehensive site-wide masterplan and phasing strategy. 17. The masterplan and phasing strategy must: a) Demonstrate coordinated delivery across the site. b) Show how each phase integrates with the overall design. c) Identify infrastructure delivery timing and triggers. d) Include mechanisms to avoid piecemeal development; and e) Ensure alignment with infrastructure evidence. 18. Infrastructure provision must be informed by viability and deliverability considerations, to be agreed with the Council. 6.174 Land identified as Turweston NESS Site 013 on the Policies Map, and the Indicative Diagram is allocated to deliver a residential-led mixed-use development. The site extends to approximately 143 hectares and is located to the east of Brackley and to the south of Turweston, close to the Buckinghamshire boundary. 6.175 The development will deliver approximately 2,890 dwellings, including 5 Gypsy and Traveller pitches, alongside employment land, and approximately 2,500 sq. m. of town centre uses, community infrastructure and supporting services. Site Context and Key Characteristics 6.176 The site is agricultural, comprising a mix of arable and pastoral land within a rural landscape distinct from the build-up area of Brackley. 6.177 It lies within a transitional landscape between higher ground around Brackley and Turweston and the lower-lying floodplain of the River Great Ouse. 6.178 The River Great Ouse and its floodplain form key environmental features, supporting biodiversity and influencing development layout. 6.179 The site is influenced by infrastructure, including the A43 to the west and the HS2 corridor to the east, which will require careful integration. Development Strategy and Design Approach 6.180 Development will be delivered as a comprehensively planned scheme, with a strong emphasis on landscape-led design and integration with its surroundings. 6.181 Green and blue infrastructure will form a key element of the development, incorporate existing landscape features and support ecological enhancement. 6.182 Development will also support local centres providing services and facilities to meet day-today needs. Infrastructure and Community Provision 6.183 The allocation includes provision of employment land, community facilities and local centres to support a sustainable and balanced community. 6.184 Healthcare provision will be informed by engagement with the Integrated Care Board and the latest evidence at the planning application stage. 6.185 Development will contribute towards off-site infrastructure where required. Environmental Considerations and Mitigation 6.186 Development must respond to site-specific constraints including the sewage treatment works, overhead power lines and areas of flood risk. 6.187 Appropriate buffers and mitigation measures will be required to ensure acceptable living conditions and protect environmental assets. 6.188 Flood risk areas will be integrated into the green infrastructure network as multifunctional open space. Transport and Movement 6.189 Development at Turweston will generate additional travel demand on the surrounding network, including the A422 corridor. 6.190 The transport strategy will include new infrastructure, junction improvements and enhanced sustainable transport measures. 6.191 Public transport improvements and a comprehensive walking and cycling network will support sustainable movement. 6.192 Cross-boundary transport impacts will be addressed through collaboration with neighbouring authorities. Employment Land and Economic Role 6.193 The provision of approximately two hectares of employment land will support local economic activity and contribute to the creation of a balanced and sustainable community. 6.194 Employment space should be flexible and capable of adapting to changing business needs, supporting businesses of different sizes and sectors. 6.195 The integration of employment uses within the development will support local job creation and reduce the need for longer-distance commuting. Delivery, Masterplanning and Phasing 6.196 Development will be delivered through a coordinated masterplan and phasing strategy to ensure integrated delivery. 6.197 A design code will be required to secure high-quality and consistent development. 6.198 Delivery will be monitored through the Council’s monitoring framework. Figure 22: Turweston NESS Concept Masterplan Figure 23: NESS Concept Masterplan Key (reproduced from Figure 8)