Land south of Drayton Road, Newton Leys & land west of Stoke Road, Newton Leys

STO01 - Land south of Drayton Road, Newton Leys & land west of Stoke Road, Newton Leys STO01: Land south of Drayton Road, Newton Leys & land west of Stoke Road, Newton Leys The site as shown on the Policies Map is allocated for a comprehensive residential led development. Residential: a) The site will deliver an assumed number of 3,780 dwellings at a high-density taking account of the adjacent settlement character and identity. Centre and Community Facilities: a) Provision of land, building and car parking for a 3FE School form of entry primary school, with a safe drop off/ pick up point outside school site will be provided on site. b) The site will provide or contribute towards, a new local centre including community facilities and parking, and the delivery or funding of healthcare provision (including temporary facilities if required). Touchdown space for Thames Valley Police should be incorporated within community hubs where a need is identified. Development Principles: a) A comprehensive site masterplan should show the integration of the site into the settlement of Stoke Hammond to the south and take opportunities to enhance the key views. The masterplan shall also be informed by any easements needed to utility pipelines crossing the site. b) Higher density will be built closest to Milton Keynes, the centre of development and the A416. The densities are expected to reduce towards both the countryside to the south and east to ensure that the scheme responds cohesively to the wider environment, with ecological enhancements and landscaping opportunities along the site’s southernmost boundary. c) Enhance Public footpath SHA 2/1 d) Provides a long-term defensible boundary to the southern edge of Newton Leys e) Provides an active travel link to the existing route running over the railway line and underneath the A4146. f) Provides a new Public Right of Way (PROW), which is an Active Travel Green Route, through the site and should be a 3m wide Shared Use Path g) Contributes to public transport service improvements and associated new facilities into Milton Keynes, including new or improved links to Bletchley railway station, and to surrounding areas. h) A more detailed traffic modelling should be undertaken to inform on the extent and design of offsite highway works. The scope and design of any detailed traffic modelling must be agreed by Buckinghamshire Council as the highway authority, in consultation with the Milton Keynes City Council highway authority. i) Shows on the masterplan the potential to provide an active travel link between the western and eastern site parcels and provides an existing route running over the railway line and underneath the A4146. It will provide new Public Right of Way (PROW) Active Travel Green Route through the site which should be a 3m wide Shared Use Path j) Upgrades PROW signage and public realm improvements. k) Development proposals must engage with the Thames Valley and Bedfordshire, Luton and Milton Keynes Integrated Care Boards to ensure appropriate primary healthcare provision. l) The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) that integrates the site into the landscape and the existing network of green infrastructure within Milton Keynes City and Buckinghamshire. m) Development proposals must ensure safe and suitable access for all users, including during flood events. All vehicular and pedestrian access points, as well as access routes serving dwellings and other vulnerable development, should be located outside Flood Zones 2 and 3. Where this cannot be reasonably achieved, applicants must demonstrate that safe access and egress can be provided for the lifetime of the development through alternative design measures, in accordance with national policy on flood risk. Housing use is not allowed in Flood Zone 3b. 6.376 The site is approximately 94.5ha and is located to the south of Newton Leys near Bletchley. It comprises several agricultural fields, surrounding Chadwell Farm and situated between Drayton Road to the north, the A4146 Stoke Hammond Bypass and Stoke Road. Farmland adjoins the site to the south and west, with the nearby villages of Newton Longville (circa 2.5km west) and Stoke Hammond (circa 1.7km southeast) beyond. 6.377 The site is currently accessed via agricultural accesses off Drayton Road and Stoke Road. A Gas Main runs across the Site on both sides of the railway line, but this constraint can be addressed through the masterplanning and is not a constraint to the delivery of the site. 6.378 An inland watercourse bisects the site resulting in medium and high flood risk areas towards the south of the site. Whilst parts of Newton Leys are within Flood Zone 1 (very low risk), there is a band of land across the subject site which falls into Flood Zone 2, 3 including 3b and the site also has some surface water and groundwater risk. Any development proposed would seek to mitigate the flood risk in a sustainable manner following guidance on site design, access and egress in the SFRA Level 2 main report (2026). 6.379 The northern boundary is adjacent to Drayton Road and Stoke Road, comprising low-level hedgerow and trees. The northern boundary is also bound by the ‘A’ road A4146 providing access to the A5 roundabout at South Caldecotte. The site has several trees along parcel boundaries however; there appears to be no TPO’s or Group TPO’s. The site is enclosed by hedgerow and fencing and with access deliverable via Drayton and Stoke Road. To the north the site borders existing residential development in Newton Leys known as Willow Lake, for up to 1,650 dwellings. 6.380 To the north of the Site, and stopping at Bletchley Railway Station, is the currently under construction East West Rail line that runs between Oxford and Cambridge via Bicester, Milton Keynes, and Bedford. The Site also has links to the Redways cycle network at Lomond Drive on the north side of the A4146. There is a Public Right of Way (PRoW) (SHA/2/1) running northsouth along the western side of the site parcel east of the A4146 connecting it both to Milton Keynes to the north (via an underpass) and Stoke Hammond to the south. This PRoW also connects along an access track (via a bridge over the railway line, and underpass beneath the A4146) to a PRoW bridleway on the allocation western parcel. 6.381 The site is being promoted on behalf of landowners by a land promoter through the Call for Sites process. There are no known legal or ownership impediments to development. The site is confirmed as available. 6.382 Given the location of this site, the council will engage with Milton Keynes City Council and key stakeholders covering that area on infrastructure needs. These will include health, public transport and education provision. 6.383 The western part of the site has outline planning permission (24/03601/AOP) granted on appeal in February 2026. The application is for up to 290 dwellings, open space, landscaping, drainage features and associated infrastructure following demolition of existing agricultural buildings. All matters have been reserved except for access. The Section 106 agreement was signed in December 2025.