Wing

NESS018 - Wing NESS018: Wing NESS 1. This 96-hectare site, as shown on the Policies Map, is located to the north-west of Wing, in north-east Buckinghamshire, close to the administrative boundary with Leighton Buzzard. 2. The site is allocated for a residential-led mixed-use development delivering a minimum of 1,630 dwellings, all of which are expected to be delivered within the plan period, together with 5 net additional serviced Gypsy/ Traveller pitches, approximately 1,000 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 character and landscape setting. b) Reflects existing field patterns, hedgerows and landscape features; and c) Integrates development with the existing settlement of Wing. 5. Development must establish a high-quality, distinctive and functional place and must: a) Retain and incorporate existing landscape features, including hedgerows and trees. b) Protect and enhance biodiversity, including provision of appropriate buffers to Local Wildlife Sites. c) Respond to infrastructure constraints, including provision of easements and buffers. d) Manage flood risk by avoiding development in areas of highest risk and incorporating sustainable drainage systems. e) Conserve and enhance the significance and setting of Wing Conservation Area; and f) Protect the Castle Hill Scheduled Monument and its setting. 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 the Wing North Spine Road and Wing West Link Road (Cublington Road to Stewkley Road). b) Deliver connections to Stewkley Road, Cublington Road and the wider network. c) Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network; and d) Mitigate impacts on the local and wider highway network. 8. Development must: a) Address cross-boundary transport impacts in collaboration with relevant authorities; and b) Enhance public transport provision and accessibility. 9. Development must provide a comprehensive walking, cycling and Public Rights of Way network which: a) Delivers new shared use routes. b) Retains and enhances existing PROW; and c) Provides strategic connections to Wing, Leighton Buzzard 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 community use as accessible focal points. b) Land and buildings for a primary school (2-3FE). c) Contributions towards off-site education provision. d) Primary healthcare provision, including contributions to expansion of existing GP services, 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, existing centres. Green and Blue Infrastructure 12. Development must deliver a multifunctional network of green and blue infrastructure which: a) Integrates watercourses, flood risk areas and landscape features. b) Enhances biodiversity and ecological connectivity; and c) Reinforces landscape character. 13. Development must: a) Provide Suitable Alternative Natural Greenspace (SANG) and Strategic Access Management and Monitoring (SAMMS) contributions in accordance with policies NE12 and NE13, and the latest Chilterns Beechwoods SAC Mitigation Strategy; b) Provide buffers to protect ecological and heritage assets; and c) Safeguard land constrained by infrastructure or environmental features for green infrastructure uses. 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; and e) Allotments. agreed with the Council. Implementation, Phasing and Delivery 15. Development will only be permitted where it is supported by a comprehensive site-wide masterplan and phasing strategy. 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 timing and triggers. e) Include mechanisms to avoid piecemeal development; and f) Ensure alignment with infrastructure evidence. 17. Infrastructure provision must be informed by viability and deliverability considerations, to be 6.222 Land identified on the Policies Map as Wing NESS Site 18 is allocated to deliver a residentialled mixed-use development adjoining Wing. 6.223 The site provides an opportunity to accommodate growth for a comprehensively planned development that reflects the village’s distinctive character and setting, while delivering sustainable growth. The development will deliver a minimum of 1,630 dwellings, including 5 Gypsy and Traveller pitches, together with approximately 1,000 sq. m. of town centre uses and associated infrastructure and community facilities. Site Context and Characteristics 6.224 The site lies within a gently undulating agricultural landscape which contributes to the rural setting of Wing and the wider area. 6.225 It contains established hedgerows, trees and field patterns which provide an important structural framework for development. 6.226 The presence of heritage assets, including Wing Conservation Area and Castle Hill Scheduled Monument, adds sensitivity and requires careful consideration in the design of the development. 6.227 Local Wildlife Sites to the north and east of the site further contribute to the ecological value of the site. Development Strategy and Design Approach 6.228 Development will be delivered as a comprehensively planned extension to Wing, with a strong emphasis on landscape-led design. 6.229 Green infrastructure will form a key component of the development, providing ecological enhancement, recreation opportunities and landscape integration. 6.230 Development will integrate with the existing settlement and respond to the site’s wider landscape setting and visibility. Infrastructure and Community Provision 6.231 The development will provide community infrastructure including local centres, education and healthcare provision to support a sustainable neighbourhood. 6.232 Healthcare provision will be informed by engagement with the relevant Integrated Care Boards and the Council’s latest infrastructure evidence for the site at the planning application stage. 6.233 Development will contribute towards off-site infrastructure where required. Environmental Considerations and Mitigation 6.234 Development must address environmental constraints including flood risk, ecological assets and heritage considerations. 6.235 Appropriate buffers and mitigation will be required to protect Local Wildlife Sites and heritage assets. 6.236 Flood risk will be managed through a risk-based approach and the incorporation of sustainable drainage systems. Transport and Movement 6.237 Development will increase demand on the local transport network and require mitigation to maintain safe and efficient operation. 6.238 The transport strategy will include new infrastructure and improvements to existing routes. 6.239 Sustainable transport will be prioritised through enhanced public transport provision and walking and cycling infrastructure. 6.240 Connections will be provided to surrounding settlements including Leighton Buzzard. Delivery, Masterplanning and Phasing 6.241 Development will be guided by a comprehensive masterplan and phasing strategy to ensure coordinated delivery. 6.242 A design code will be required to secure high-quality and consistent design outcomes. 6.243 Delivery will be monitored through the Council’s monitoring framework. Figure 26: Wing NESS Concept Masterplan Figure 27: NESS Concept Masterplan Key (reproduced from Figure 8)