Draft Local Plan Regulation 19 Document

Policy NESS003: Aylesbury NESS

1. This 529.7-hectare site, as shown on the Policies Map, is located to the north of Aylesbury, the heart of Buckinghamshire. The site is allocated for approximately 9,080 dwellings in this Local Plan, with 3,650 dwellings to be delivered in the plan period and fifteen net additional serviced Gypsy/ Traveller pitches.

2. The site is allocated as a residential-led mixed-use development, including approximately 3,500 sqm of town centre uses, supporting infrastructure and community facilities.

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:
   1. Responds positively to the site’s edge of town and rural transition character.
   2. Reflects the existing field pattern and mature landscape features; and
   3. Integrates development into the surrounding townscape and countryside
5. Development must establish a high-quality, distinctive and functional place and must:
   1. Respond to local context, including topography, landscape, habitats and ecological features.
   2. Retain and incorporate trees, hedgerows and existing green infrastructure as part of a connected network.
   3. Avoid areas of highest flood risk, including Flood Zones 2, 3a and 3b, and areas at significant risk of surface water flooding.
   4. Incorporate multifunctional sustainable drainage systems as part of the design and layout.
   5. Safeguard and enhance watercourses, including provision of appropriate buffers to the River Thame.
   6. Take account of infrastructure constraints, including provision of appropriate easements and stand-off distances.
   7. Maintain separation from nearby settlements, including Bierton to prevent coalescence and protect settlement character.
   8. Conserve and enhance the setting of the Bierton Conservation Area; and
   9. Be informed by up-to-date site-specific evidence, including flood risk and environmental assessments.
6. Development should:
   1. Re-use existing farm buildings, where they make a positive contribution to local character and where viable and feasible to do so.

Movement and Connectivity

7. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must:

1. Provide the Northeast Aylesbury Link Road as the principal movement ccA418.or. Deliver a network of internal streets and connections to the A413 and A418.
2. Ensure all highway infrastructure is informed by proportionate transport modelling and supports the safe operation of the network.
3. Provides high quality public transport infrastructure and services, including:
   1. New or reconfigured bus services linking the site with Aylesbury town centre and railway station; and
   2. Supporting infrastructure, including bus priority measures where appropriate; and
4. Prioritise walking, cycling and public transport to reduce reliance on the private car.

Community Facilities

8. Development must provide a comprehensive range of community infrastructure, proportionate to its scale, including:
   1. Local centres providing retail, community, cultural and service uses, designed as accessible focal points.
   2. Land and buildings for four primary schools (6-15FE total).
   3. Land and buildings for a secondary school.
   4. On-site primary healthcare facilities, delivered in partnership with the Integrated Care Board (ICB).
   5. Contributions towards off-site healthcare and other strategic infrastructure as required; and
   6. Indoor and outdoor sports facilities, play space and recreation areas in accordance with Policy SE5: Sport, Leisure and Recreation and relevant standards.

Green and Blue Infrastructure

9. Development must deliver a comprehensive and connected network of green and blue infrastructure which:
   1. Integrates watercourses, hedgerows, ecological features and areas of flood risk.
   2. Enhances biodiversity and ecological connectivity; and
   3. Reinforces local landscape character.
10. Development must:
    1. Maintain a strategic green gap to the north associated with the River Thame floodplain.
    2. Maintain a strategic green gap to the south to:
    3. Prevent coalescence with surrounding settlements including Bierton; and
    4. Protect the setting of the Bierton Conservation Area.
    5. Development must provide multifunctional green infrastructure, including:
    6. Public open space, including land for SuDS.
    7. Outdoor sports facilities.
    8. Walking and cycling routes.
    9. Allotments; and
    10. Suitable Alternative Natural Greenspace (SANG) and contributions to Strategic Access Management and Monitoring (SAMM), in accordance with Policies NE12 and NE13, and the Chilterns Beechwoods SAC Mitigation Strategy.

Implementation, Phasing and Delivery

11. Development will only be permitted where it is supported by a comprehensive and coordinated masterplan and phasing strategy for the entire site, to be submitted to and approved by the Council prior to the determination of any planning application.
12. The masterplan and phasing strategy must:
    1. Demonstrate how development will be delivered in a coordinated and comprehensive manner across the site.
    2. Demonstrate coordinated and comprehensive delivery of off-site necessary infrastructure.
    3. Show how each phase integrates with the overall design and place-making principles.
    4. Identify the timing and provision of infrastructure necessary to support each phase.
    5. Include infrastructure delivery triggers and mechanisms, including use of planning obligations where necessary; and
    6. Demonstrate how piecemeal or uncoordinated development will be avoided.
13. The scale and timing of infrastructure provision must be informed by viability and deliverability considerations, to be agreed with the Council.

Policy NESS004: Cheddington NESS

1. This 342.1-hectare site is located to the north-east of Buckinghamshire, adjacent to Cheddington in proximity to Leighton Buzzard in Central Bedfordshire.

2. Land identified on the Policies Map is allocated for a strategic residential-led mixed-use development, delivering a minimum of 5,090 dwellings, of which 3,650 dwellings are expected to be delivered within the plan period, alongside 12 net additional serviced Gypsy and Traveller pitches, 3,500 sqms of town centre uses, supporting infrastructure 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 establish a high quality, distinctive and functional place and must:
   1. Respond positively to the site’s landscape character, topography and environmental context.
   2. Integrate development with surrounding rural character and settlement pattern.
   3. Take account of the centrally located solar farm and associated sub-station.
   4. Conserve and where opportunities arise enhance the significance and setting of Mentmore Towers Registered Park and Garden (RPG) and the Mentmore Conservation Area, including provision of appropriate green buffers.
   5. Respond positively to the Grand Union Canal corridor, including its heritage assets and environmental value.
   6. Retain and incorporate existing hedgerows as part of a connected green infrastructure network.
   7. Repurpose the former railway alignment as a multifunctional green infrastructure corridor.
   8. Avoid areas of highest flood risk and incorporate sustainable drainage systems.
   9. Account for infrastructure constraints, including provision of easements and buffers.
   10. Assess and mitigate potential impacts from nearby sewage treatment infrastructure; and
   11. Ensure strong physical and visual connectivity between development parcels.
5. Development should reuse existing features where they contribute positively to local character and where feasible to do so.

Movement and Connectivity

6. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must:
   1. Deliver the Horton Bypass connecting Station Road and the B488.
   2. Deliver a new railway bridge and associated road improvements at Station Road.
   3. Provide a network of internal spine roads and connections to the wider highway network.
   4. Ensure infrastructure is informed by proportionate and robust transport modelling; and
   5. Address cross-boundary transport impacts in collaboration with relevant authorities.
7. Development must provide enhanced public transport, including:
   1. Improved bus services connecting the site with surrounding settlements; and
   2. Improved accessibility to Cheddington railway station.
8. Development must provide a comprehensive walking, cycling and Public Rights of Way network which:
   1. Connects neighbourhoods, facilities and surrounding settlements.
   2. Integrates and enhances existing PROW; and
   3. Contributions to and the delivery of strategic active travel routes, including along the former railway corridor.

Community Facilities and Services

9. Development must provide a comprehensive range of community infrastructure, including.
   1. Local centres providing retail and community uses as accessible focal points.
   2. Land and buildings for three primary schools (6-8 FE).
   3. Land and buildings for one secondary school.
   4. On- site primary healthcare provision or contributions to off-site provision, as agreed with the Council and Integrated Care Board.
   5. Indoor and outdoor sport, recreation and play facilities in accordance with Policy SE5: Sport, Leisure and Recreation and relevant standards.

Green and Blue Infrastructure

10. Development must deliver a comprehensive green and blue infrastructure network which:
    1. Integrates flood risk areas, watercourses and environmental features.
    2. Enhances biodiversity and ecological connectivity, and
    3. Reinforces landscape character.
11. Development must:
    1. Provide green buffers to protect important views to listed buildings along the Grand Union Canal; and
    2. Deliver Suitable Alternative Natural Greenspace (SANG) and contributions to Strategic Access Management and Monitoring (SAMM), in accordance with policies NE12 and NE13, and the Chilterns Beechwoods SAC Mitigation Strategy.
12. Development must provide multifunctional green infrastructure including:
    1. Public open space.
    2. Sustainable drainage systems.
    3. Outdoor sports provision.
    4. Walking and cycling routes; and
    5. Allotments.

Implementation, Phasing and Delivery

13. Development will only be permitted where it is supported by a comprehensive, site-wide masterplan and phasing strategy.
14. The masterplan and phasing strategy must:
    1. Demonstrate coordinated and comprehensive delivery across the site.
    2. Demonstrate coordinated and comprehensive delivery of off-site necessary infrastructure.
    3. Show how each phase integrates with the overall design and place-making principles.
    4. Identify infrastructure delivery timing and triggers.
    5. Include mechanisms to ensure delivery and avoid piecemeal development; and
    6. Address cross-boundary coordination.
15. The timing and phasing of infrastructure delivery shall be informed by viability and deliverability considerations, and agreed with the Council, whilst ensuring that development remains acceptable in planning terms

Policy NESS005: Haddenham NESS

1. This 293.6-hectare site, as shown on the Policies Map, is located to the south-west of Aylesbury, adjoining Haddenham.
2. The site is allocated for a residential-led urban extension delivering a minimum of 6,610 dwellings, of which approximately 3,545 will be delivered within the Plan period, alongside 7 net additional serviced Gypsy and Traveller pitches, 3,500 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:
   1. Responds positively to the site’s rural and edge-of-settlement character.
   2. Reflects existing field patterns, hedgerows and landscape features; and
   3. Minimises visual and landscape impacts, particularly within the northern parcels.
5. Development must establish a high-quality, distinctive and functional place and must:
   1. Integrate with existing employment and residential uses.
   2. Retain and provide Gypsy and Traveller provision, including extension of the existing site.
   3. Retain and incorporate trees, hedgerows and landscape features within a connected green infrastructure network.
   4. Respond appropriately to site constraints, including the historic landfill and utilities infrastructure.
   5. Integrate Snakemoor Nature Reserve within the green infrastructure network.
   6. Conserve and enhance the significance and setting of heritage assets, including Wheatclose Cottage and Haddenham Conservation Area.
   7. Avoid areas of highest flood risk and incorporate sustainable drainage systems; and
   8. Be informed by up-to-date site-specific environmental and technical evidence.
   9. Development must address the presence of Haddenham Wastewater Treatment Works (WwTW) and will only be permitted where:
      1. Living conditions are not adversely affected by odour or emissions.
      2. The continued operation and maintenance of the WwTW is not compromised.
      3. Site design has been informed by engagement with the operator; and
      4. Appropriate mitigation measures are incorporated.

Movement and Connectivity

6. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must:
   1. Provide access from the A418 and surrounding road network.
   2. Deliver an integrated network of internal routes.
   3. Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network; and
   4. Address cross-boundary transport impacts in collaboration with relevant authorities.
7. Development must:
   1. Enhance public transport provision, including improved access to Haddenham and Thame Parkway Station; and
   2. Provide improved bus services linking the site to surrounding settlements.
8. Development must provide a comprehensive walking, cycling and Public Rights of Way network which:
   1. Connects the site with the village, station and surrounding countryside.
   2. Integrates and enhances existing PROW; and
   3. Provides new active travel routes across the site.

Community Facilities and Services

9. Development must provide a comprehensive range of community infrastructure, including:
   1. Local centres providing retail and community uses as accessible focal points.
   2. Land and buildings for three primary schools (6-11FE total).
   3. Land and buildings for one secondary school.
   4. On-site primary healthcare facilities or contributions to off-site provision as agreed; and
   5. Indoor and outdoor sport, recreation and play provision 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, existing centres.

Green and Blue Infrastructure

11. Development must deliver a connected network of green and blue infrastructure which:
    1. Integrates Snakemoor Nature Reserve, watercourses and flood risk areas.
    2. Enhances biodiversity and ecological connectivity; and
    3. Reinforces local landscape character.

12. Development must provide:
    1. Strategic green buffers to minimise landscape and visual impacts, including along the A418 corridor.
    2. Green buffers to maintain separation between settlements and protect the wider countryside; and
    3. A multifunctional green infrastructure network including open space, SuDS, active travel routes and allotments.

Implementation, Phasing and Delivery

13. Development will only be permitted where it is supported by a comprehensive site-wide masterplan and phasing strategy.
14. The masterplan and phasing strategy must:
    1. Demonstrate coordinated delivery across the site.
    2. Demonstrate coordinated and comprehensive delivery of off-site necessary infrastructure.
    3. Show how each phase integrates with the overall design.
    4. Identify infrastructure delivery timing and triggers.
    5. Include mechanisms to avoid piecemeal development; and
    6. Ensure alignment with relevant infrastructure evidence.
15. Infrastructure provision must be informed by viability and deliverability considerations, to be agreed with the Council.

Policy NESS008: Buckingham NESS

1. This 217.5-hectare site, as shown on the Policies Map, is located to the south-west of Buckingham, in the north of Buckinghamshire.
2. The site is allocated for a residential-led urban extension delivering a minimum of 4,700 dwellings, of which approximately 2,235 dwellings will be delivered within the Plan period, alongside 10 net additional serviced Gypsy and Traveller pitches, approximately 1.7 hectares of employment land, around 2,000 sq.m of town centre uses, supporting infrastructure, and 10 net additional serviced Gypsy and Traveller pitches.

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:
   1. Responds positively to the site’s rural character and edge-of-settlement location.
   2. Reflects existing field patterns, hedgerows and landscape features; and
   3. Integrates development sensitively into the wider countryside setting.
5. Development must establish a high-quality, distinctive and functional place and must:
   1. Retain and integrate existing land uses where appropriate.
   2. Address the presence of the solar farm, including its removal or reconfiguration where justified.
   3. Retain and incorporate hedgerows and woodland within a connected green infrastructure network.
   4. Respond to site constraints, including the historic landfill site.
   5. Manage flood risk through layout, design and sustainable drainage systems; and
   6. Conserve and enhance the setting of Gawcott Conservation Area.

Movement and Connectivity

6. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must:
   1. Provide the Buckingham South Spine Road linking the A413 to the A421, including appropriate access arrangements.
   2. Deliver a network of internal roads connecting to the wider highway network.
   3. Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network; and
   4. Provide connections to key routes including the A413, A421 and local roads.
7. Development must provide a comprehensive walking, cycling and Public Rights of Way network which:
   1. Connects the site with Buckingham, employment areas, retail facilities and community services.
   2. Retains and enhances existing PROW; and
   3. Integrates with the Buckinghamshire Greenway and wider network.

Community Facilities and Services

8. Development must provide a comprehensive range of community infrastructure, including:
   1. Local centres providing retail and community uses as accessible focal points.
   2. Land and buildings for three primary schools (4-7FE total).
   3. Land and buildings for one secondary school.
   4. On-site primary healthcare facilities or contributions to off-site provision as agreed; and
   5. Indoor and outdoor sport, recreation and play provision in accordance with Policy SE5.
9. 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

10. Development must deliver;
    1. connected network of green and blue infrastructure which:
    2. Incorporates areas of flood risk.
    3. Enhances biodiversity and ecological connectivity; and
    4. Reinforces landscape character.
11. Development must:
    1. Provide a substantial green buffer along the southern boundary to protect the setting of Gawcott Conservation Area; and
    2. Maintain the rural character of Lenborough Road.
12. Development must provide multifunctional green infrastructure including:
    1. Public open space;
    2. Sustainable drainage systems;
    3. Outdoor sports facilities;
    4. Walking and cycling routes; and
    5. Allotments.

Implementation, Phasing and Delivery

13. Development will only be permitted where it is supported by a comprehensive site-wide masterplan and phasing strategy. 
14. The masterplan and phasing strategy must:
    1. Demonstrate coordinated delivery across the site.
    2. Demonstrate coordinated and comprehensive delivery of off-site necessary infrastructure.
    3. Show how each phase integrates with the overall design.
    4. Identify infrastructure delivery timing and triggers.
    5. Include mechanisms to avoid piecemeal development; and
    6. Ensure alignment with infrastructure evidence.
15. Infrastructure provision must be informed by viability and deliverability considerations, to be agreed with the Council.

Policy NESS010: Princes Risborough NESS

1. This 177.2-hectare site, as shown on the Policies Map, is allocated for a residential-led urban extension to Princes Risborough, delivering up to 2,895 dwellings within the Plan period.
2. Development will include 11 net additional serviced Gypsy and Traveller pitches, a local centre providing approximately 300–400 sq.m of retail floorspace and around 500 sq.m of business space, supporting infrastructure, social infrastructure including education provision, a comprehensive movement corridor including green and blue infrastructure.
3. Development will deliver the Princes Risborough Relief Road and associated works, as safeguarded by policy TR2 and shown on the Policies Map, which will provide a complete new alternative route to the A4010.

Development Requirements

4. 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.

5. Development must establish a high-quality, distinctive and functional place and must:
   1. Deliver a comprehensive movement corridor through the site forming part of the Princes Risborough Relief Road to support the effective operation of the local road network.
   2. Provide a strategic green corridor along the Crowbrook and north–south green links aligned with existing rights of way.
   3. Retain and integrate existing landscape features, land uses and site boundaries, including railway corridors, and respond to the setting of the Chilterns National Landscape.
   4. Retain and provide 6 net additional serviced Gypsy and Traveller and Travelling Showpeople provision, including extensions to existing sites.
   5. Retain and incorporate hedgerows and woodland within a connected green infrastructure network.
   6. Conserve and where opportunities arise enhance the significance and setting of heritage assets through design, layout and appropriate buffers.
   7. Protect and where opportunities arise enhance ecological assets, including Local Wildlife Sites.
   8. Respond to infrastructure constraints, including gas pipelines.
   9. Address potential impacts from wastewater treatment infrastructure, ensuring appropriate separation and mitigation.
   10. Integrate the development with the existing town, including across railway corridors; and
   11. Promote sustainable development, including efficient use of resources, renewable energy and biodiversity enhancement.

Movement and Connectivity

6. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must:
   1. Deliver the Princes Risborough Relief Road (between Shootacre Lane junction with A4010 and Grove Lane junction with A4010), including on site provision of the route between Summerleys Road and the B4009, and including necessary off site associated works.
   2. Deliver connections to the existing highway network.
   3. Include appropriate traffic management measures where required, including through the town centre; and
   4. Ensure infrastructure is informed by proportionate transport modelling and supports the safe operation of the network.

7. Development must:
   1. Enhance public transport connectivity, including integration with rail services; and
   2. Support improvements to bus provision.

8. Development must provide a comprehensive walking, cycling and Public Rights of Way network which:
   1. Includes new and enhanced shared use routes.
   2. Retains and improves existing PROW and National Cycle Routes; and
   3. Provides strategic connections to surrounding settlements.

9. Development must include but not limited to:
   1. Safeguard land for potential future railway improvements; and
   2. Provide safe and convenient pedestrian and cycle routes and improve active travel connections to surrounding settlements and railway crossings, including grade-separated crossings where appropriate.
      1. A diversion of the Church Path Public Right of Way, with a high-quality underpass under the railway in the north-eastern corner of Wades Park
      2. A diversion of the Mount Way footpath (Public Right of Way) to the new underpass to Wades Park.

Community Facilities and Services

10. Development must provide a comprehensive range of community infrastructure, including:
    1. Local centres providing retail, business, and community uses as accessible focal points.
    2. Land and buildings for two primary school (5FE total);
    3. Contributions towards secondary off-site education provision.
    4. Primary healthcare provision or contributions to off-site provision as agreed with the Council and ICB; and
    5. Indoor and outdoor sport, recreation and play facilities in accordance with Policy SE5: Sport, Leisure and Recreation and other appropriate standards.

Green and Blue Infrastructure

11. Development must deliver a connected network of green and blue infrastructure which:
    1. Integrates watercourses, landscape features and areas of flood risk.
    2. Enhances biodiversity and ecological connectivity; and
    3. Reinforces landscape character.

12. Development must:
    1. Provide green buffers alongside railway corridors to mitigate impacts on amenity.
    2. Maintain strategic green gaps to preserve settlement separation and landscape character; and
    3. Provide buffers to conserve the setting of Conservation Areas.

13. Development must provide multi-functional green infrastructure including:
    1. Public open space.
    2. Sustainable drainage systems.
    3. Outdoor sports facilities.
    4. Walking and cycling routes; and
    5. Allotments.

Implementation, Phasing and Delivery

14. Development will only be permitted where it is supported by a comprehensive and coordinated site-wide masterplan and phasing strategy.

15. The masterplan and phasing strategy must:
    1. Demonstrate coordinated delivery across the site.
    2. Demonstrate coordinated and comprehensive delivery of off-site necessary infrastructure.
    3. Ensure that proportionate equitable contributions are made to offsite infrastructure.
    4. Show how each phase integrates with the overall design.
    5. Identify infrastructure delivery timing and triggers.
    6. Include mechanisms to avoid piecemeal development; and
    7. Ensure alignment with the latest infrastructure evidence and site-specific assessments.

Policy 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:
   1. Responds positively to the rural character and edge-of-settlement context.
   2. Takes account of views to and from the Chilterns National Landscape; and
   3. Reflects existing field patterns, hedgerows and landscape features.
5. Development must be planned on a vision-led basis and must:
   1. Concentrate higher density and more active uses in areas with the greatest accessibility to the railway station; and
   2. Ensure land uses, layout and density support sustainable travel patterns.
6. Development must establish a high-quality, distinctive and functional place and must:
   1. Retain and incorporate hedgerows and trees as part of a connected green infrastructure network.
   2. Take account of infrastructure constraints, including utilities and safeguarded land.
   3. Conserve and enhance the setting of heritage assets, including Stoke House.
   4. Manage flood risk through layout, design and sustainable drainage systems.
   5. Respond to the presence of HS2 safeguarded land and railway infrastructure; and
   6. Be informed by up-to-date site-specific evidence.

Movement and Connectivity

7. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must:
   1. Provide the Stoke Mandeville South Spine Road and associated link road.
   2. Deliver connections to Risborough Road, the A413 and surrounding network.
   3. Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network; and
   4. Deliver necessary on- and off-site highway improvements.
8. Development must:
   1. Enhance Stoke Mandeville railway station as a key transport hub.
   2. Improve public transport connectivity, including bus services; and
   3. 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:
   1. Provides direct and safe access to the railway station from all parts of the site.
   2. Includes a new high-quality pedestrian and cycle crossing of the railway.
   3. Retains and enhances existing PROW; and
   4. Connects to strategic routes including the Aylesbury Gardenway and LCWIP network.

Community Facilities and Services

10. Development must provide accessible community infrastructure including:
    1. Local centres providing retail and community uses as accessible focal points.
    2. Land and buildings for a primary school (3FE).
    3. Contributions towards off-site education provision as required.
    4. Primary healthcare provision or contributions to off-site provision as agreed; and
    5. 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:
    1. Integrates watercourses, hedgerows and areas of flood risk.
    2. Enhances biodiversity and ecological connectivity; and
    3. Reinforces landscape character.
13. Development must:
    1. Provide buffers along the railway and HS2 corridor to mitigate impacts.
    2. Provide buffers to protect heritage assets; and
    3. Use constrained land for appropriate green infrastructure functions.
14. Development must provide multifunctional green infrastructure including:
    1. Public open space.
    2. Sustainable drainage systems.
    3. Outdoor sports provision.
    4. 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:
    1. Demonstrate coordinated delivery across the site.
    2. Demonstrate coordinated and comprehensive delivery of off-site necessary infrastructure.
    3. Show how each phase integrates with the overall design.
    4. Identify infrastructure delivery timings and triggers.
    5. Include mechanisms to avoid piecemeal development; and
    6. 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.

Policy​​​​​​​ 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:
   1. Responds positively to the site’s rural character and landscape setting.
   2. Retains and reflects historic field patterns, hedgerows and woodland; and
   3. Maintains the separation between Winslow and surrounding settlements, including Great Horwood.
5. Development must create a high-quality, distinctive and functional place and must:
   1. Integrate with the existing town of Winslow and reinforce its role as a local centre.
   2. Retain and incorporate existing landscape features as part of a connected green infrastructure network.
   3. Respond to infrastructure constraints, including utilities corridors and sewage treatment works.
   4. Provide appropriate buffers to mitigate impacts on amenity and environmental assets.
   5. Address flood risk through layout, design and sustainable drainage systems; and
   6. 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:
   1. Provide new and improved connections to the surrounding highway network
   2. Provide a link road between A413 Buckingham Road and Great Horwood Road, and a link road between Great Horwood Road and Little Horwood Road
   3. Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network
   4. Integrate development with East West Rail infrastructure; and
   5. Mitigate impacts on the local and wider transport network.

7. Development must:
   1. Enhance public transport provision, including rail accessibility and bus services; and
   2. Provide connections to Winslow town centre, the railway station and surrounding settlements.
   3. Not prejudice the delivery of East West Rail.
8. Development must provide a comprehensive walking, cycling and Public Rights of Way network which:
   1. Retains and enhances existing PROW, including the North Buckinghamshire Way and Midshires Way.
   2. Provides new strategic active travel routes across the site; and
   3. Connects neighbourhoods to key services and facilities.

Community Facilities and Services

9. Development must provide accessible community infrastructure, including:
   1. Local centres providing retail, employment and community use as accessible focal points.
   2. Land and building for four new primary schools (6-15).
   3. Land and buildings for two secondary schools.
   4. Primary healthcare provision or contributions to off-site facilities as agreed; and
   5. 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:
    1. Integrates watercourses, flood risk areas, and environmental features.
    2. Enhances biodiversity and ecological connectivity; and
    3. Reinforces landscape character.
12. Development must:
    1. Maintain strategic green gaps to prevent coalescence with nearby settlements.
    2. Incorporate flood risk areas and infrastructure corridors within green infrastructure; and
    3. Provide buffers around infrastructure such as sewage treatment works.
    4. Provide multifunctional green infrastructure including:
       1. Public open space
       2. Sustainable drainage systems
       3. Outdoor sports provision
       4. Walking and cycling routes
       5. Allotments.

Employment Land

13. Development must:
    1. Deliver a coordinated and well-integrated employment area.
    2. Provide flexible employment space capable of adapting to changing business needs.
    3. Support access to jobs within the development; and
    4. 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:

1. Demonstrate coordinated delivery across the site.
2. Demonstrate coordinated and comprehensive delivery of off-site necessary infrastructure.
3. Show how each phase integrates with the overall design.
4. Identify infrastructure delivery timing and triggers.
5. Include mechanisms to avoid piecemeal development; and
6. Ensure alignment with infrastructure evidence.

15. Infrastructure provision must be informed by viability and deliverability considerations, to be agreed with the Council.

Policy 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:

1. Responds positively to the rural character and landscape setting.
2. Reflects existing field patterns, hedgerows and landscape features; and
3. Integrates development sensitively into the wider countryside.

5. Development must establish a high-quality, distinctive and functional place and must:

1. Retain and incorporate existing landscape features, including hedgerows and woodland.
2. Provide appropriate buffers to the sewage treatment works.
3. Safeguard land beneath overhead infrastructure for green infrastructure uses.
4. Conserve and enhance the setting of Turweston Conservation Area.
5. Manage flood risk through layout, design and sustainable drainage systems; and
6. 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:
   1. Provide access from the A422 and South Bank.
   2. Deliver connections to the surrounding highway network.
   3. Improve the A422 corridor and local junctions; and
   4. Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network.
8. Development must:
   1. Address cross-boundary transport impacts in collaboration with relevant authorities; and
   2. 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:
   1. Delivers new and enhanced routes across the site.
   2. Integrates and upgrades existing routes.
   3. Connects to the Buckinghamshire Greenway and wider network; and
   4. 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:
    1. Local centres providing retail, employment, and commune used as accessible focal points. Land and buildings for two primary schools (5FE total).
    2. Contributions towards off-site education provision.
    3. Primary healthcare provision or contributions to off-site provision as agreed; and
    4. 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:
    1. Integrates woodland, hedgerows, watercourses and flood risk areas.
    2. Enhances biodiversity and ecological connectivity; and
    3. Reinforces landscape character.
13. Development must:
    1. Provide buffers to HS2 and areas of Ancient Woodland.
    2. Safeguard land constrained by infrastructure and flood risk for green infrastructure uses; and
    3. Provide appropriate green infrastructure to support recreation and amenity.
14. Development must provide multifunctional green infrastructure including:
    1. Public open space.
    2. Sustainable drainage systems.
    3. Walking and cycling routes.
    4. Outdoor sports provision; and
    5. Allotments.

Employment Land

15. Development must:

1. Deliver a coordinated and well-integrated employment area.
2. Provide flexible employment space capable of adapting to changing business needs.
3. Support access to jobs within the development; and
4. 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:
    1. Demonstrate coordinated delivery across the site.
    2. Show how each phase integrates with the overall design.
    3. Identify infrastructure delivery timing and triggers.
    4. Include mechanisms to avoid piecemeal development; and
    5. Ensure alignment with infrastructure evidence.

18. Infrastructure provision must be informed by viability and deliverability considerations, to be agreed with the Council.

Policy NESS015: Beachampton NESS

1. This 381.6 hectare site, as shown on the Policies Map, is in the north of Buckinghamshire, adjoining the boundary with Milton Keynes.

2. The site is allocated for a new residential-led settlement, delivering a minimum of 8,230 dwellings, of which approximately 3,200 dwellings will be delivered within the plan period (to 2045), with the remainder delivered beyond the plan period. Development will include fifteen net additional serviced Gypsy/ Traveller pitches, approximately 2,500 sq.m. of town centre uses, community facilities and supporting 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 deliver a high-quality, landscape-led new settlement which:
   1. Responds positively to the site’s landscape setting, topography and rural character.
   2. Integrates development within the wider context of surrounding settlements; and
   3. Reflects existing field patterns, hedgerows and landscape features.
5. Development must establish a distinctive, sustainable and self-supporting settlement and must:
   1. Retain and incorporate existing landscape features, including hedgerows and trees.
   2. Protect and enhance ecological assets, including Ancient Woodland with appropriate buffers and Local Wildlife Sites.
   3. Provide appropriate mitigation in relation to sewage treatment works, including buffers and odour mitigation.
   4. Respond to infrastructure constraints, including utilities and energy infrastructure.
   5. Manage flood risk through layout, design and sustainable drainage systems; and
   6. Maintain separation between Beachampton, Nash and Whaddon through strategic green gaps.

Movement and Connectivity

6. Development must deliver a comprehensive movement strategy which prioritises sustainable transport and must:
   1. Provide a principal internal spine road network including the Thornton Road North Spine Road and internal circulation routes.
   2. Deliver the Whaddon Bypass.
   3. Provide connections to the surrounding network including Stratford Road and Nash Road; and
   4. Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network.
7. Development must:
   1. Address cross-boundary transport impacts in collaboration with relevant authorities; and
   2. Enhance public transport provision, including bus services.
8. Development must provide a comprehensive walking, cycling and Public Rights of Way network which:
   1. Connects neighbourhoods to local facilities.
   2. Retains and enhances existing PROW.
   3. Delivers new shared-use routes; and
   4. Provides strategic connections to surrounding settlements and LCWIP routes.

Community Facilities and Services

9. Development must provide a comprehensive range of community infrastructure, including:
   1. Local centres providing retail and community uses as accessible focal points.
   2. Land and buildings for four primary schools (4-13FE total).
   3. Land and buildings for two secondary schools.
   4. Primary healthcare provision or contributions to off-site provision as agreed; and
   5. 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, nearby centres.

Green and Blue Infrastructure

11. Development must deliver a comprehensive green and blue infrastructure network which:
    1. Integrates watercourses, flood risk areas and environmental features.
    2. Enhances biodiversity and ecological connectivity; and
    3. Reinforces landscape character.
12. Development must:
    1. Provide strategic green gaps to maintain separation between settlements.
    2. Protect and buffer ecological assets including Ancient Woodland.
    3. Integrate flood risk areas within green infrastructure; and
    4. Safeguard constrained land for green infrastructure uses.
13. Development must provide multifunctional green infrastructure including:
    1. Public open space.
    2. Sustainable drainage systems.
    3. Outdoor sports provision.
    4. Walking and cycling routes; and
    5. Allotments.

Implementation, Phasing and Delivery

14. Development will only be permitted where it is supported by a comprehensive site-wide masterplan and phasing strategy.

15. The masterplan and phasing strategy must:
    1. Demonstrate coordinated delivery across the site.
    2. Demonstrate coordinated and comprehensive delivery of necessary off-site infrastructure.
    3. Show how each phase integrates with the overall design.
    4. Identify infrastructure delivery timing and triggers.
    5. Include mechanisms to avoid piecemeal development; and
    6. Ensure alignment with infrastructure evidence.
16. Infrastructure provision must be informed by viability and deliverability considerations, to be agreed with the Council.

Policy 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:
   1. Responds positively to the site’s rural character and landscape setting.
   2. Reflects existing field patterns, hedgerows and landscape features; and
   3. Integrates development with the existing settlement of Wing.
5. Development must establish a high-quality, distinctive and functional place and must:
   1. Retain and incorporate existing landscape features, including hedgerows and trees.
   2. Protect and enhance biodiversity, including provision of appropriate buffers to Local Wildlife Sites.
   3. Respond to infrastructure constraints, including provision of easements and buffers.
   4. Manage flood risk by avoiding development in areas of highest risk and incorporating sustainable drainage systems.
   5. Conserve and enhance the significance and setting of Wing Conservation Area; and
   6. 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:
   1. Provide the Wing North Spine Road and Wing West Link Road (Cublington Road to Stewkley Road).
   2. Deliver connections to Stewkley Road, Cublington Road and the wider network.
   3. Ensure infrastructure provision is informed by proportionate transport modelling and supports the safe operation of the network; and
   4. Mitigate impacts on the local and wider highway network.
8. Development must:
   1. Address cross-boundary transport impacts in collaboration with relevant authorities; and
   2. Enhance public transport provision and accessibility.
9. Development must provide a comprehensive walking, cycling and Public Rights of Way network which:
   1. Delivers new shared use routes.
   2. Retains and enhances existing PROW; and
   3. 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:
    1. Local centres providing retail, employment and community use as accessible focal points.
    2. Land and buildings for a primary school (2-3FE).
    3. Contributions towards off-site education provision.
    4. Primary healthcare provision, including contributions to expansion of existing GP services, as agreed; and
    5. 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:
    1. Integrates watercourses, flood risk areas and landscape features.
    2. Enhances biodiversity and ecological connectivity; and
    3. Reinforces landscape character.
13. Development must:
    1. 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
    2. Provide buffers to protect ecological and heritage assets; and
    3. Safeguard land constrained by infrastructure or environmental features for green infrastructure uses.
14. Development must provide multifunctional green infrastructure including:
    1. Public open space.
    2. Sustainable drainage systems.
    3. Outdoor sports provision.
    4. Walking and cycling routes; and
    5. Allotments.

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:
    1. Demonstrate coordinated delivery across the site.
    2. Demonstrate coordinated and comprehensive delivery of off-site necessary infrastructure.
    3. Show how each phase integrates with the overall design.
    4. Identify infrastructure delivery timing and triggers.
    5. Include mechanisms to avoid piecemeal development; and
    6. Ensure alignment with infrastructure evidence.
17. Infrastructure provision must be informed by viability and deliverability considerations, to be agreed with the Council.

Policy AYL01: South Aylesbury (AGT1)

Land Use Requirements:

The site as shown on the Policies Map is allocated for a comprehensively planned, mixed-use development.

Residential:

1. The site will deliver approximately 1,350 dwellings, at a density that takes account of the adjacent settlement character and identify and supporting infrastructure.
2. Provision of 5 Gypsy and Traveller pitches will be provided within the site.

Centre and Community Uses:

1. A combined 2FE primary school will be delivered on site, including playing field provision and car parking.
2. A new local centre will be delivered on site which will include retail and appropriate car parking.
3. A new community building will be delivered on site which should provide for car parking and where there is a need, a ‘Touchdown’ facility for Thames Valley Police.

Green Infrastructure and Open Space:

1. Multi-functional green infrastructure will be provided on site.
2. Provide and maintain the management of 50% green infrastructure which links to other new development areas and the wider countryside as part of a high quality built and semi-natural environment.

Transport Infrastructure:

1. Land is safeguarded for the delivery of the Aylesbury Southeast Link Road (SEALR) dual carriageway between A413 Wendover Road and B4443 Lower Road (now under construction) which will cross the railway line and provide sufficient land for associated works including but not limited to earthworks, drainage and structures.
2. Deliver new access points into the development parcels from the B4443 Lower Road and A413 Wendover Road which minimise direct access from SEALR and supports cohesive development.

Development Principles:

1. Development should integrate the new development with the existing built area of Aylesbury and Stoke Mandeville and responds positively to the best characteristics of the surrounding area.
2. A landscape buffer should be provided between the new development and Stoke Mandeville where possible to maintain the setting and individual identity of the settlement of Stoke Mandeville.
3. Retain the Grade II listed Magpie Cottage within an appropriate setting informed by Heritage Impact Assessment.
4. A financial contribution should be provided for off-site primary healthcare facilities for the reconfiguration or expansion of an existing GP practice, or a new GP practice, in agreement with the Integrated Care Board (ICB).
5. Retain where possible existing vegetation, including existing hedgerows.
6. Retain and enhance existing habitats where possible, including the creation of linkages with surrounding wildlife assets and green corridors linking development with the wider countryside and surrounding communities.
7. Suitable Alternative Natural Greenspace (SANG) and Strategic Access Management and Monitoring (SAMMS) contributions, in line with policies NE12, NE13, NE14 and the latest Mitigation Strategy. Permission will not be granted if appropriate mitigation is not provided.
8. Designed using a landscape-led approach including consideration of the long-distance views of the Chilterns National Landscape and the field pattern and landscape features on the site.
9. Provide detailed modelling to confirm 1 in 20-, 100-and 1,000-year extents and 1 in 100 years plus climate change extents on the ordinary watercourse (see SFRA Level 2 main report 2026).
10. Have undertaken Surface water modelling to define the level of surface water risk and the risk areas/flow paths. Climate change should be modelled using the +40% allowance (February 2016) for rainfall intensity. A surface water drainage strategy should ensure that the development does not increase flood risk elsewhere.
11. Seek to mitigate against potential surface water flooding of Stoke Mandeville Hospital
12. Model the risk of overtopping or breach of the Aylesbury Arm (Grand Union Canal).
13. Are designed using a sequential approach. Flood Zones 2 and 3, and 3a plus climate change (subject to a detailed flood risk assessment) should be preserved as green space. Built development should be restricted to Flood Zone 1.
14. Design drainage which should be ‘designed for exceedance’ and accommodate existing surface water flow routes, with development located outside surface water flood areas.
15. Provide proportionate financial contribution to the Southeast Aylesbury Link Road (SEALR) which will go towards repayment of the Housing and Infrastructure Fund.
16. Access to and from the SEALR will not be supported unless it can be demonstrated that all other options, including taking access through neighbouring sites, are incapable of providing access to the northern land parcel from Lower Road.
17. The site will deliver suitable walking and cycling routes to improve connectivity between the site and key destination including but not limited to Stoke Mandeville Railway Station and the hospital.
18. Provide provision for public transport into the town and to surrounding areas.
19. Integrate existing public rights of way into the development within safe and secure environments as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities.

Policy AYL02: Land at southwest, Aylesbury (AGT2)

Land use requirements:

The site as shown on the Policies Map, is allocated for a comprehensively planned, mixed use development.

Residential:

1. The site will deliver an assumed number of 1,400 dwellings at a density that takes account of the adjacent settlement character and identity.
2. Provision of 5 Gypsy and Traveller pitches will be provided within the site.

Centre and Community Uses:

1. Provision of land, building and car parking for one 2FE primary school will be delivered on site.
2. Health facilities to be delivered on site.
3. Community facilities, including an onsite community building will be completed.
4. Play areas and Public Art to be provided on site.

Green Infrastructure and Open Space:

1. A linear park
2. Sports pitches
3. Multi-functional green infrastructure

Transport and Flood Infrastructure:

1. Construction of a Southwest Link Road between Stoke Mandeville relief road (SEALR Phase 2) and A418 Oxford Road.
2. Development should safeguard land for the potential future need to dual the Southwest Link Road.
3. Financial contribution towards the provision of SEALR Phase 2 roundabout to connect to the SWALR.
4. Provision of public transport into the town and surrounding areas
5. Strategic flood defences and surface water attenuation
6. Development should be steered outside of areas within Flood Zone 2, 3a and 3b, as well as areas at risk of surface water flooding. Residential development is not permitted within Flood Zone 3b.
7. Developers should utilise SuDS with multiple benefits throughout the site, particularly in areas at risk of surface water ponding.
8. A detailed hydraulic model of the Sedrup Ditch may be required at FRA stage to accurately represent the risk from this watercourse and set the height of any mitigation measures.
9. Blockage modelling should be conducted to assess the residual risk associated with potential blockage of the bridge structure over the Sedrup Ditch in the north of the site, and blockage of the culverts on the Stoke Brook beneath the railway line and Stoke Mandeville Relief Road.

Development Principles:

Development will be permitted where proposals:

1. Are accompanied by the information required in the council’s Local Validation lists and comply with other relevant policies in the plan, including the principles of development for Aylesbury Garden Town.
2. Are integrated with the existing built area of Aylesbury and respond positively to the best characteristics of the surrounding area to deliver a high quality built and semi-natural environment.
3. Retain, where possible, existing vegetation including existing woodlands and hedgerows.
4. Include a buffer and associated mitigation HS2 to reduce noise and other impacts on nearby residents.
5. Retain and integrate existing public rights of way into the development as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities.
6. The development should be designed using a landscape-led approach including consideration of the long-distance views of the Chiltern National Landscape, respond positively to the best characteristics of the surrounding area and reflecting the field pattern and mature landscape features on the site.
7. Provide public transport into the town and to surrounding areas.
8. The site will also provide flood alleviation to Stoke Brook through diversion of the brook and appropriate complementary measures, such as attenuation lakes. A detailed hydraulic model of the Sedrup Ditch may be required at FRA stage to accurately represent the risk from this watercourse and set the height of any mitigation measures.
9. Consideration must be given at the detailed design stage to the layout, siting and landscaping to ensure appropriate standoff distances and operational access to the overhead National Grid transmission line from Amersham to East Claydon. The impact of the assets should be reduced through good design.
10. Retention of a suitable setting for Grade II listed Hall End farm and Stoke Cottage
11. Financial contributions towards, secondary school provision, and expansion of existing special schools

Design and Masterplan:

1. Development at Land at Southwest Aylesbury should be brought forward in accordance with their existing planning consents and the Aylesbury Garden Town principles in Policy D1. Design should take account of the over-arching Garden Town principles to ensure a comprehensive development. The site should be a comprehensively planned development as well as demonstrating how the allocation links to and contributes to the delivery of the AGT overall.

Policy AYL03: Aylesbury north of A41 (AGT3)

Land Use Requirements:

Land North of A41, Aylesbury as shown on the Policies Map, is allocated for a comprehensively planned, mixed-use development. The allocation comprises three principal land parcels:

1. Land at Manor Farm – approximately 29.1ha
2. Aylesbury Woodlands – approximately 200ha (mixed-use including employment and residential)
3. Land at College Farm – approximately 12.9ha

Residential:

1. The site will deliver approximately 1,700 dwellings alongside supporting infrastructure and employment uses.
2. In addition, sixty extra care units (Use Class C2) will be provided within the site.

Employment:

1. Approximately 102,800 sqm of employment floorspace (Use Classes E(g), B2 and B8) will be delivered on site, including the delivery of the Aylesbury Woodlands Enterprise Zone

Centres and Community Uses:

1. A local centre of approximately 4,000 sqm (Use Classes E, F1, F2 and sui generis uses) will be delivered on site.
2. A two-form entry primary school (approximately 2ha, Use Class F1) is required to be delivered within the site.
3. Approximately 6,000 sqm hotel and conference facility (Use Class C1) is to be provided on site.

Green Infrastructure and Open Space:

1. Approximately 16ha sports village and pitches will be delivered on site.
2. On site, a network of open space will be delivered which includes:
3. Play space.
4. Informal and formal open space
5. Allotments/community orchards
6. Woodland areas
7. A minimum of 50% Green Infrastructure (GI) across the site

Transport and access:

1. Development must provide primary access from the Eastern Link Road (South) and not rely on access from Broughton Lane. It should deliver strategic connections to the Eastern Link Road (ELR) and the A41 and provide high-quality active travel routes linking Aylesbury and surrounding areas.
2. Development at Manor Farm will not be occupied until the ELR (South) is completed and open to traffic.
3. Contributions will be required towards the ELR (South), including recovery of Housing and Infrastructure (HIF) investment.

Active Travel and Flood Infrastructure:

1. Strategic link road connecting to the Eastern Link Road (North and South) and A41
2. Walking, wheeling and cycling routes connecting to Aylesbury and surrounding areas.
3. Land should safeguard land for the potential future need to dual key roads.
4. Flood mitigation infrastructure including sustainable drainage systems (SuDS)

Employment and Economic Development:

Proposals must:

1. Deliver the Enterprise Zone objectives and support tradeable activities within at least one of Buckinghamshire’s high-value sectors (as set out in the Buckinghamshire Economic Growth Plan) and can demonstrate significant potential to contribute to productivity growth.
2. Demonstrate contribution to:
   1. Local supply chains
   2. Skills development and employment (in accordance with Policy EC3)
   3. Digital infrastructure and economic resilience
3. Provide for the timely delivery of employment land, coordinated with residential development.

Safeguarding Employment Land

Existing and planned for employment land will be safeguarded. Alternative uses will only be supported where it is robustly demonstrated that:

1. The employment use is no longer required or viable (see DM policy EC1); and
2. The proposal would not undermine the delivery of the Enterprise Zone or wider Local Plan strategy.

Development principles:

Development will be permitted where proposals:

1. Deliver a comprehensively planned garden community which is integrated with the existing built-up area of Aylesbury.
2. Respect and maintain the separate identity and setting of Broughton.
3. Respond positively to the Aylesbury Arm of the Grand Union Canal, the Chilterns National Landscape setting and existing landscape and settlement character.
4. Provide a high-quality built and landscaped environment.
5. Retain and enhance existing vegetation, hedgerows and woodland, public rights of way which are integrated into a safe and connected network and deliver green corridors linking the site to the wider countryside Developers should consider utilising the southern section of the site as a green corridor for flood mitigation.
6. A detailed 1D-2D detailed hydraulic model of the unnamed ordinary watercourse in the southwest of the site, based on topographic survey of the watercourse channel, may be required at FRA stage to accurately represent the risk from this watercourse and set the height of any mitigation measures.
7. The risk from surface water flow routes should be quantified as part of a site-specific FRA, including a drainage strategy, so runoff magnitudes from the development are not increased by development across any ephemeral surface water flow routes. A drainage strategy should help inform site layout and design to ensure runoff rates are as close as possible to pre-development greenfield rates, with areas of surface water ponding used as open space and SuDS or water compatible/essential infrastructure uses only.
8. Seek to mitigate against potential surface water flooding of Stoke Mandeville Hospital
9. Model the risk of overtopping or breach of the Aylesbury Arm (Grand Union Canal)
10. Are designed using a sequential approach. Flood Zones 2 and 3 plus climate change (subject to detailed flood risk assessment) should be preserved. Built development should be restricted to Flood Zone 1 and avoid areas of surface water risk. Site design and making it safe must follow the SFRA Level 2 site summary sheet guidelines (2026).
11. Conserve and enhance the setting of Broughton Manor Farm Barn (Grade II), the scheduled ancient monument to the south and adjacent buildings.
12. Provide a landscape buffer to Broughton and sensitive heritage assets, a canal-side buffer along the northern boundary and farmland bird compensation habitat.
13. Retain open land west of the ELR as a strategic buffer.
14. 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, provide biodiversity enhancement and habitat connectivity and ensure long-term management of green infrastructure.

Design and Masterplan:

Development will only be permitted where it is supported by a comprehensive and coordinated masterplan and phasing strategy for the entire site. This should be submitted to and approved by the Council prior to the determination of any planning application. The masterplan and phasing strategy must:

1. Demonstrate how development will be brought forward in a coordinated manner to deliver an integrated and cohesive scheme.
2. Show how each phase will contribute to and integrate with the design concepts of the development as a whole; and
3. Ensure that development is supported by the timely provision of infrastructure, including highways, utilities and community facilities, in accordance with the Council’s most up-to-date evidence of infrastructure needs

Policy AYL04: South of A41, Aylesbury (AGT4)

Land Use Requirements:

Land South of A41, Aylesbury as shown on the Policies Map, is allocated for a comprehensively planned, mixed-use development. The allocations comprise two principles land parcels:

1. Hampden Fields – Approximately 218ha
2. Land at New Road, Weston Turville – Approximately 1.7ha

Residential:

1. The site will deliver approximately 3,000 dwellings at a density that takes account of the adjacent settlement character and identity. The development should be integrated with the existing build area of Aylesbury, and maintain the settings, individual identity and character of Stoke Mandeville and Weston Turville
2. In addition, sixty bed care homes/extra care facility will be provided within the site.

Employment:

1. Approximately 6.90ha of employment land will be delivered on site.

Centres and Community Uses:

1. Provision of land, building and car parking for two primary schools each with a pre-school, a children’s centre on one of the primary school sites will be provided on site.
2. A mixed-use local centre with associated parking will be provided on site, including temporary community buildings if necessary.
3. Provision of an on-site health facility. Where it is justified provision for expansion or an alternative larger site may need to be identified and secured for a multipurpose health facility to accommodate further growth and service demand to increase capacity.

Green Infrastructure and Open Space:

1. Multi-functional green infrastructure totalling 108.34ha will be provided on site.
2. Suitable Alternative Natural Greenspace (SANG) and Strategic Access Management and Monitoring (SAMMS) contributions, in line with policies NE12, NE13, NE14 and the latest Mitigation Strategy. Permission will not be granted if appropriate mitigation is not provided.

Transport and Flood Infrastructure:

1. On-site land provision will be safeguarded for a park and ride site.
2. Strategic flood defences and surface water attenuation should be provided to mitigate flood risk.
3. A dualled Southern Link Road between A413 Wendover Road and A41 Aston Clinton Road and a strategic link road between the Southern Link Road and Marroway Cycling and walking links should be provided within the site.

Development Principles:

Development will be permitted where proposals:

1. Are accompanied by the information required in the council’s Local Validation lists and comply with other relevant policies in the plan, including the principles of development for Aylesbury Garden Town.
2. Provide a financial contribution to support secondary school provision, and the expansion of existing special school.
3. Retain where possible existing vegetation and landscape features, including field patterns, existing woodlands and hedgerows.
4. Retain and integrate existing public rights of way into the development as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities utilising green corridors.
5. Retain and enhance existing habitats where practicable, including the creation of linkages with surrounding wildlife assets. This includes the wildlife area within Bedgrove Park.
6. Are designed using a landscape-led approach including consideration of the long-distance views of the National landscape and respond positively to the best characteristics of the surrounding area.
7. Provide for cycleways, footpaths and public transport connections into the town and to surrounding areas.
8. Provide town-wide flood defences through a flood alleviation system benefitting the wider community and provision of sustainable drainage system (SuDS) will be required to reduce pressure on the existing drainage network.
9. Provide and maintain management of 50% green infrastructure to link to other new development areas and the wider countryside.
10. Have undertaken detailed modelling to confirm flood zone and climate change extents. The Environment Agency and lead local flood authority should be consulted to obtain the latest hydraulic modelling for the site at the time of the flood risk assessment. They will advise as to whether existing detailed models need to be updated.
11. Have investigated residual risk to the site and reservoir flood risk to the site, for example overtopping or breach of the Weston Turville Reservoir
12. Have modelled the impact of blockage of structure(s) under Aston Clinton Road and on Bedgrove Road.
13. Have undertaken surface water modelling to define the level of surface water risk and the risk areas/flow paths. Climate change should be modelled using the +40% allowance (February 2016) for rainfall intensity. A surface water drainage strategy should ensure that the development does not increase flood risk elsewhere.
14. Designed using a sequential approach. Flood Zones 2 and 3 and 3a plus climate change (subject to detailed flood risk assessment) as shown on the policies map as “areas of not built development” should be preserved as green space with built development restricted to Flood Zone 1.
15. Have designed new major transport infrastructure such as the Southern Link Road so that the potential loss of floodplain and change of flow pathways resulting from their implementation do not have an adverse effect on flood risk. They should also be designed to ensure that they remain operational and safe for users in times of flood.
16. Drainage designs should ‘design for exceedance’ and accommodate existing surface water flow routes, with development located outside of surface water flood risk areas.

Design and Masterplan

1. Development at Hampden Fields and Land adjacent to the Holiday Inn should be brought forward in accordance with their outline planning consent and the Aylesbury Garden Town principles in Policy D1. Design should take account of the over-arching Garden Town principles to ensure a comprehensive development. The site should be a comprehensively planned development as well as demonstrating how the allocation links to and contributes to the delivery of the AGT overall.

Policy AYL05: Kingsbrook (AGT6), Aylesbury

Size (hectares) 306.6ha

Allocated for (key development and land use requirements)

1. 2,460 homes
2. 10ha employment
3. Two primary schools
4. A neighbourhood centre

Construction of the southern section of the Eastern Link Road (North) with safeguarding of land for future duelling if required and the rural section of the Stocklake Link Road

1. Green Infrastructure
2. A major wetland park
3. Flood alleviation scheme/sustainable drainage.
4. Community facilities
5. Play areas.
6. Land for a secondary school, sports pitches and allotments
7. Town-wide flood defences
8. Health facilities
9. Public art
10. Improvements to the canal towpath

Proposals should comply with the following criteria:

1. Provision for land for at least 2,460 dwellings at a density that takes account of the adjacent settlement character and identity.
2. Provision of land, building and car parking for two primary schools and land for a secondary school
3. Existing vegetation should be retained where practicable, including existing woodlands and hedgerows. Existing public rights of way need to be retained and integrated into the development within safe and secure environments as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities.
4. Proposals must retain and enhance existing habitats where practicable, including the creation of linkages with surrounding wildlife assets. A new wetland park should be provided.
5. The development should be designed using a landscape-led approach including consideration of the long-distance views of the AONB as well as of potential landscape visual impact from the AONB.
6. Provision for public transport into the town and to surrounding areas.
7. A flood alleviation system benefitting the wider community and provision of sustainable drainage systems (SuDS) will be required to reduce pressure on the existing drainage network.
8. Provision and management of 50% green infrastructure to link to other new development areas and the wider countryside. This should incorporate recreation and sports facilities, public open space, play areas, allotments and orchards, sustainable drainage, nature reserves and ecological enhancement areas, education/interpretation facilities, and attractive pedestrian and cycle routes to the town centre.
9. Provision of on-site health facilities and community buildings
10. Provision of and contribution to infrastructure as appropriate.
11. A traffic calming scheme to the village of Bierton

Implementation Approach

An illustrative masterplan was submitted as part of the outline panning application granted in 2013, a strategic design code and area design codes have been approved, to guide the comprehensive development of the site. Three villages already have reserved matters approved planning applications. Construction is already under way to develop the site in accordance with the planning permissions, the approved development brief and principles within Policy D1 and any subsequent supporting Garden Town. Design should take account of the over-arching Garden Town principles (policy D1) and details within the Aylesbury Garden Town Framework and Infrastructure guidance document to ensure comprehensive development.

Policy AYL06: Land to the north of Martin Dalby Way, Aylesbury

Land use Requirements:

Land to the north of Martin Dalby Way, as shown on the Policies Map, is allocated for a comprehensively planned, mixed use development.

Residential:

The site will deliver an assumed 3,150 homes at a density that responds positively to the character and identity of adjoining communities and accords with the principles of Aylesbury Garden Town.

Centre and Community Uses:

1. Provision of land, buildings and car parking for new local centre
2. Provision of land, buildings and car parking for a 3FE school form of entry primary school
3. Community hall/ facilities including flexible community meeting space.
4. Financial contribution towards or the delivery of a healthcare facility either by way of site provision or direct funding (including temporary buildings if necessary).
5. Equipped play facilities and informal recreation space.
6. Public art integrated throughout the development.

Green Infrastructure and Open Space:

1. Multi-functional green infrastructure comprising at least 50% of the gross site area, including:
2. public open space.
3. sports pitches.
4. allotments and community orchards.
5. sustainable drainage features.
6. ecological enhancement areas.
7. pedestrian and cycle routes; and
8. areas for informal recreation.
9. Measures to protect and enhance the black poplar population south of Martin Dalby Way.
10. Enhancements to the Aylesbury Linear Park.

Transport and Flood Infrastructure:

1. Requirements for off-site highway mitigation and assessment
2. The site layout should adopt a sequential approach by steering the most vulnerable aspects of the development outside Flood Zone 2, 3a and 3b and areas at risk of surface water flooding. Residential development is not permitted within Flood Zone 3b.
3. Flood alleviation scheme/sustainable drainage.
4. Hydraulic modelling is required to inform a planning application to assess the potential flood risk from Hardwick Brook and Weedon Ditch, including the existing footbridges along these watercourses, in the event of a blockage. Development should be steered outside the areas of fluvial and surface water flood risk on site.
5. Access to form an internal route through the site allowing for internal vehicular connectivity.
6. Deliver a new linear park active travel route (Martin Dalby Central Green Route).

Development principles:

Development will be supported where proposals:

1. Are accompanied by the information required in the council’s Local Validation lists and comply with other relevant policies in the plan, including the principles of development for Aylesbury Garden Town.
2. Retain existing trees/ tree groups and hedgerows, where possible, along boundaries, stream corridor along Hardwick Brook.
3. The development should provide measures to integrate with the existing built-up area of Aylesbury (including Berryfields and Buckingham Park).
4. Retain and integrate existing public rights of way into the development as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities.
5. Retain and enhance existing habitats where practicable, including the creation of linkages with surrounding wildlife assets.
6. Are designed using a landscape-led approach including consideration of the views from the Quainton-Wingrave ridge to the north, the Chilterns National Landscape to the southeast as well as of potential landscape visual impact from the National Landscape.
7. Site to facilitate access by a north Aylesbury bus service connecting to the town centre and public transport options.
8. Deliver enhancements to the Aylesbury Linear Park.
9. Provide a flood alleviation system benefitting the wider community and provision of sustainable drainage systems (SuDS) to reduce pressure on the existing drainage network.
10. Provide and maintain management of 50% green infrastructure which should link to other new development areas and the wider countryside. This should incorporate recreation and sports facilities, public open space, play areas, allotments and orchards, sustainable drainage, nature reserves and ecological enhancement areas, education/interpretation facilities, and attractive pedestrian and cycle routes to the town centre.
11. To mitigate the effects of the development on the continued grazing of the Quarrendon Scheduled Ancient Monument.
12. Set out a traffic calming scheme to prevent through traffic from accessing the A413.

Design and Masterplan:

Development on the Land to the north of Martin Dalby Way should be brought forward in accordance with the Aylesbury Garden Town principles in Policy D1 and taking account of the Aylesbury North NESS site and masterplanning for that site. Design should take account of the over-arching Garden Town principles to ensure a comprehensive development. The site should be a comprehensively planned development as well as demonstrating how the allocation links to and contributes to the delivery of the AGT overall.

Policy AYL07: Friarscroft Car Park, Aylesbury

The site as shown on the Policies Map is allocated for an assumed 300 dwellings.

New development will be supported where it:

1. delivers a well-designed high-density scheme that makes good use of a brownfield site. To deliver this, the proposal should explore lower provision of car parking spaces. is supported by proportionate evidence of existing and future public car parking demand, including utilisation levels and appropriate alternative provision. Proposals should demonstrate that public car parking is either underused or can be appropriately re-provided, managed or offset.
2. Proposals should also demonstrate how the development would utilise and improve sustainable travel options, taking account of the Council’s Parking Standards for New Development set out in Appendix I of the Local Plan.

Policy AYL08: The Gateway, Aylesbury

The site as shown on the Policies Map is allocated for mixed use development comprising 4000sqm floorspace in main town centre uses and office distributed across units of various sizes and an assumed 1,455 dwellings. The site will also include new public realm and should explore lower provision of car parking spaces.

New development will be supported where:

1. It introduces mixed, culture and leisure-led town centre uses, complimenting adjacent sites.
2. The land uses enhance the town centre’s historic character and appearance, vitality and viability, maximising the site potential.
3. Opportunities are taken to enlarge the existing public realm, incorporate public art and potential for landmark buildings that reduce the impact of tall buildings in the design of upper floors.
4. Public realm and green infrastructure are designed to integrate mature trees on the north and east boundary.
5. Public realm connections as part of an Aylesbury Transport Strategy and links to the town centre are enhanced.
6. Car parking is provided efficiently using the land for town centre uses and dedicated space for residential and employment uses. The car parking needs for this site should consider the accessibility of this site to other forms of transport, walkability and take opportunities presented for housing to be car-free.
7. It incorporates measures to reduce surface water flooding on the site in line with the latest SFRA Level 2
8. It sustains or enhances diverse town centre uses and customer choice incorporating residential accommodation above ground floor level where possible.
9. The development is readily accessible by public transport, walking, cycling and wheeling.

Design and Masterplanning

A site Masterplan should be submitted to the council early in the planning application process, consistent with the latest Aylesbury Garden Town Masterplan. The Masterplan should be agreed as part of the planning application. As well as the site uses in this policy, the masterplan should also cover the following:

1. Opportunities for landmark buildings, maximising site density with building heights having regard to the site context.
2. The design of development to reduce the impact of buildings heights on the upper storeys.
3. Public realm and streets should be well defined by built form, with buildings surrounding space does not space surrounding buildings.
4. Incorporate design features reflecting the town history and nearby mixed-use sites.
5. Infill surface parking integrated around buildings and public space.
6. Introduce ground level active frontages to Gatehouse Road and Bicester Road and boulevard tree planting.
7. Improve pedestrian links across Gatehouse Road towards the town centre and across Bicester Road, towards facilities to the north.
8. Review ways to enhance the built environment and pedestrian permeability towards Goldswain End to the west.

Policy AYL09: Exchange Street Carpark, Aylesbury

The site as shown on the Policies Map is allocated for mixed use development comprising 2000sqm floorspace in main town centre uses and 2000sqm office distributed across units of various sizes and around 450 homes. The site will also include new public realm and 150 car parking spaces.

New development will be supported where:

1. It introduces mixed, culture- and leisure-led town centre uses, complimenting adjacent sites. Development should sustain or enhance diverse town centre uses and customer choice incorporating residential accommodation above ground floor level where possible.
2. The land uses enhance the town centre’s historic character and appearance, vitality and viability, maximising the site potential.
3. It provides active frontages responding to the nearby Exchange development, Exchange Street and that relate well to High Street.
4. Opportunities are taken to enlarge the existing public realm, incorporate public art and potential for landmark buildings that reduce the impact of tall buildings in the design of upper floors.
5. Enhancements are delivered to the setting of the Listed Buildings in Market Square and Aylesbury Conservation Area informed by a Heritage Impact Assessment.
6. Public realm and green infrastructure are designed to integrate and enhance St Josephs Church
7. It enhances Exchange Street public realm, connections as part of an Aylesbury Transport Strategy and links to the Waterside South development. Development should enhance existing public spaces at Exchange Square, and pedestrian links connecting Market Square, Walton Street, Exchange Street and High Street. In addition, development should also enhance connections to public transport and the active travel network.
8. Car parking is provided efficiently using the land for town centre uses and dedicated space for residential and employment uses. The car parking needs for this site should consider the accessibility of this site to other forms of transport, walkability and take opportunities presented for housing and offices to be car-free.
9. Incorporate measures to reduce surface water flooding on the site in line with the latest SFRA Level 2
10. Line of mature Horse Chestnut trees to Exchange Street need retaining with a sufficient buffer.

Design and Masterplanning

A site Masterplan should be submitted to the council early in the planning application process, consistent with the latest Aylesbury Garden Town Masterplan. The Masterplan should be agreed as part of the planning application. As well as the site uses in this policy, the masterplan should also cover the following:

1. Opportunities for landmark buildings, maximising site density with building heights related to the context.
2. The design of development to reduce the impact of buildings heights on the upper storeys.
3. Public realm and streets should be well defined by built form, with buildings surrounding space, not space surrounding buildings.
4. Incorporate design features reflecting the town history and nearby mixed-use sites.
5. Infill surface parking integrated around buildings and public space.
6. Introduce ground level frontages to Exchange Street and boulevard tree planting.
7. Continue design features in the active frontages of the nearby Exchange development.
8. Mitigate steep level change between Exchange Street and Hale Leys.
9. Improve pedestrian links across Exchange Street to Waterside Theatre and Grand Union Canal, and to Cambridge Street.
10. Review ways to enhance the built environment and pedestrian permeability of Hale Leys, through enhancement or redevelopment.
11. Maintain and enhance the viewing corridors to landmark buildings including the Waterside Theatre, the Exchange and town centre heritage buildings.

Policy AYL10: Royal Mail Delivery Office, Aylesbury

1. The site as shown on the Policies Map is allocated for an assumed 80 dwellings and 420 sqm of town centre retail uses.

2. New development will be supported where:

1. A proposal reflects the adjacent building heights and be appropriate in scale. All building should reflect a contemporary design to accord with the local distinctiveness.
2. The development is based on a design brief, submitted as part of an application, to be prepared for the site which will need to reflect the local distinctiveness of its specific locality within Aylesbury.
3. Landscaping is retained and incorporated as a buffer due to the site's relationship with neighbouring uses.
4. The site allocation should be accessed via singular vehicular access point off Upper Hundreds Way. The existing access off Upper Hundreds Way roundabout will need to be modified and upgraded to include a fourth arm to provide sufficient access to the site.
5. A proposal provides for an alternative ‘at-grade’ crossing adjacent to the existing subway between Britannia Street and Cambridge Street to provide a secondary access. The existing pedestrian crossing to the north of Hampden House should be relocated to the north-west to be directly opposite Railway Street. The scheme should incorporate additional street planting along the boundaries.
6. Incorporate cycle and pedestrian connections into existing active travel networks.
7. The site has had previous activity that may suffer from contamination. The council will expect an investigation to be undertaken and demonstrated as part of any application and, if necessary, the submission of decontamination proposals with any planning application.
8. An ecological assessment for birds and bats should be undertaken for the building.
9. A noise assessment is submitted to and approved in writing by the Council prior to development commencing

Policy​​​​​​​ AYL11: Hale Leys Shopping Centre, Aylesbury

1. The site as shown on the Policies Map is allocated for mixed use development comprising of 4,821sqm of employment, 4,821sqm of retail and an assumed 220 dwellings.

2. New development will be supported where:
   1. A provision of mixed, retail and leisure-led town centre uses are provided, complimenting adjacent sites. In particular.
      1. Development will provide for 4,821sqm of retail E(a) and E(b) on the ground floor with good place making design and.
      2. Provision of 4,821sqm of employment consisting of E(g)(i) and E(g)(ii)
   2. Land uses will enhance the town centre’s historic character and appearance, vitality and viability, maximising the site potential.
   3. Active frontages are provided responding to the nearby Exchange development, Market Square and the High Street.
   4. They deliver any enhancements to the setting of the Listed Buildings in Market Square and Aylesbury Conservation Area informed by a Heritage Impact Assessment.
   5. Enhancement to the public realm connections linking Market Square, Exchange Street and High Street is delivered.
   6. Connections to public transport and the active travel networks are enhanced.
   7. The development is based on a design brief, submitted as part of an application, to be prepared for the site which will need to reflect the local distinctiveness of its specific locality within Aylesbury. The design brief will need to comply with principles of development for Aylesbury Garden Town and ensure that the proposed development meets the required design principles based on recognised good practice.

Policy HIW01: Gomm Valley and Ashwells, High Wycombe

Land at Gomm Valley and Ashwells, High Wycombe as shown on the Policies Map is allocated for a residential-led mixed use development.

Residential:

1. The site will deliver an assumed 646 dwellings.

Employment:

2. 1.2ha of employment land will be delivered on site to the west of the Peregrine Business Park

Centre and Community Uses:

3. Provision of land and buildings for a 1 FE primary school and early years at the southern end of the site will be delivered on site.
4. associated Community Uses.

Transport Infrastructure:

1. Vehicular access into and through the site will be delivered which will include a link / spine road designed to minimise and distribute the impact of additional traffic on the existing local road network.
2. The site will provide for bus access through the site. It will also provide internal active travel network including connections to Ashwell fields development to the North.

Development Principles:

Development will be permitted where proposals:

1. Adopt a landscape - led design approach to the development of the site. This should recognise the intrinsic character and beauty of the hillside landform, whilst accommodating opportunities for development.
2. Establish an appropriate urban edge to High Wycombe and Tylers Green and avoid the coalescence of the two settlements, leaving an undeveloped gap of at least two hundred metres at their closest point, informed by landscape impact, ecological requirements and character issues.
3. Establish a strong sense of place with a distinctive attractive and functional living environment through a sensitive design response to the local context including topography, landscape, habitats and ecology.
4. Pay regard to the landscape character and views of the area from the south, including mitigating unavoidable impacts in a way that respects the existing landscape character.
5. Retain undeveloped areas of the valley to deliver both ecological and recreational benefits alongside each other whilst at the time respecting the valley’s landscape character.
6. Conserve and enhance existing nature conservation interests and green infrastructure and facilitate the provision of new habitats.
7. Minimise the effects of severance and disturbance on existing and proposed habitats caused by access and development.
8. Retain and provide appropriate buffers to designated sites and valuable habitats within the site and beyond the site boundary to limit adverse effects from development.
9. Maximise opportunities for habitat creation and connectivity as outlined in the Gomm Valley Biological Opportunity Area (BOA) description with an emphasis on the creation, restoration and management of lowland chalk grassland, woodland, lowland meadows and hedgerows to create a resilient habitat network within the site that connects well with networks beyond the site boundary;
10. Provide a sustainable management framework, to be secured via legal agreement, for the delivery and ongoing maintenance of the undeveloped area including new and retained chalk grassland habitat.
11. Deliver a significant net gain in biodiversity that reflect the site’s existing nature conservation interest and its designation as a Biodiversity Opportunity Area (BOA).
12. Provide directly or make appropriate contributions to off-site transport works, including, but not limited to:

1. Capacity improvements at the Gomm Road junction.
2. Improvements to the northern end of Cock Lane
3. Contribution towards a wider A40 package.
4. Provision of an attractive shared use pedestrian / cyclist / equestrian route through King’s Wood, using existing private tracks and public bridleways to connect Cock Lane with the A404 Amersham Road (at the Beech Tree Pub).
5. Off-site footpath and cycleway provision.
6. Improved pedestrian crossing facilities.

Policy HIW02 – Land at Terriers Farm, Kingshill Road, High Wycombe

Land at Terriers Farm and Terriers House as shown on the Policies Map is allocated for a comprehensive residential led development.

Land Use Requirements:

Residential:

1. The site will deliver an assumed 410 dwellings at a density that takes account of the adjacent settlement character and identity.

Green Infrastructure and Open Space:

2. High quality sport and recreation hub linking to the adjacent playing fields and facilities at Hazlemere Recreation Ground will be provided on site. This hub should include changing facilities. Vehicle access will need to be gained from the development site to new parking and changing facilities.

Development Principles:

Development will be permitted where proposals:

1. Maintain the physical separation between the current built up area of Hazlemere and the development by locating the sports pitches within the site as an extension to the Hazlemere Recreation Ground.
2. Integrate the historic Terriers Farm barns.
3. Retain and enhance the pond and its environs.
4. Retain the main North-South hedgerow, which has an adjacent public footpath, as the major green link through the site.
5. Retain a green link between King’s Wood in the south and the Chilterns National Landscape countryside to the north to retain its function as a wildlife corridor.
6. Retain the field boundaries within the site.
7. Provide a commensurate financial contribution secured by planning obligation to enable the delivery of the proposed school on the Gomm Valley allocated site to meet the need for primary school places from this development.

Provide directly or make provision for off-site transport works. This should include, but is not limited to: 

1. Providing access to the site by two vehicle accesses which connect through the site. One access should be onto the A404 Amersham Road opposite De Havilland Drive.
2. Widening the carriageway of Kingshill Road to the east of any site access from this road.
3. Providing improvements to the A404 Amersham Road / Kingshill Road / Totteridge Lane junction as part of an overall improvement scheme for the junction.
4. Implementing traffic calming measures on North Road and Brimmers Hill through Widmer End to limit the potential for additional traffic rat running through this area if required.
5. Rationalising the position of and improve key bus stops on A404 Amersham Road.
6. Providing an improved pedestrian crossing of the A404 Amersham Road in the vicinity of new or relocated bus stops.
7. Improving the public right of way between the site and the A404 Amersham Road to make it safe and convenient for increased use.
8. Providing a new footway on Kingshill Road and crossing point to provide for key desire lines.
9. Upgrading the Lady’s Mile bridleway and public right of way connecting Green Road (near Terriers Farm) to Benjamin’s Footpath near High Wycombe town centre, including possible safe and partly off-road infrastructure improvements to provide connections between Hazlemere and the town centre.

Policy HIW03 - Sword House and 11 Duke Street, Totteridge Road, High Wycombe

The site as shown on the Policies Map is allocated for an assumed 375 dwellings and up to 7,000sqm of employment at Sword House.

Development of the site will be supported where:

1. It comes forward comprehensively taking account of the Regeneration Strategy for High Wycombe and policy SP5 of the Local Plan.
2. The need for the existing employment provision located within Sword House in line with the Council’s Economic Strategy is considered. Where a need for employment is no longer required, this should be evidenced before alternative uses can be provided on site.
3. The redevelopment of the surrounding curtilage of Sword House for alternative uses is explored.
4. Improvements of pedestrian access to the train station establish new public realm next to the existing station entrance which ensures that surrounding elevations from development provide active frontages.
5. The development conserves and enhances the setting of the Amersham Hill Conservation Area.
6. It retains mature trees along the site boundaries.
7. Provision of a range of formal and informal green space is provided.
8. It maintains on site or provides in an alternative town centre location an equal number of car parking space which currently resides on site, unless it can be demonstrated that the number of spaces currently provided is no longer required.
9. Improved cycle and pedestrian approach to the railway station to the west in incorporated into the design.
10. It extends and improves the existing public right of way on the southeastern boundary to link with Totteridge Road.
11. It maintains and improves the existing public right of way along the eastern boundary.

Policy HIW04: Easton Street multi-storey car park, High Wycombe

The site as shown on the Policies Map is allocated for a comprehensive mixed-use redevelopment, delivering an assumed number of 160 dwellings alongside approximately 660 sqm flexible commercial and other appropriate town centre uses at ground floor level.

Development of the site will be supported where:

1. It delivers a high-density residential-led development reflecting town centre location and proximity to the train station. Proposals are expected to deliver a well-designed high-density scheme that makes good use of a brownfield site. To deliver this, the proposal should explore lower provision of car parking spaces for the new development.
2. The setting of the neighbouring Baptist Church is enhanced through revealing more of the flank elevation.
3. It reveals and better articulates the side elevation of the Baptist Church where appropriate.
4. Elevations that are visible from Easton St should respond to the historic character and established materials palette of the heritage frontage’.
5. Use the site’s topography positively, including basement or under croft parking solutions where suitable.
6. Provide a high-quality publicly accessible landscaped space within the southern part of the site which forms part of a public realm.
7. Provide active and well-overlooked ground floor frontages along Easton Street and key pedestrian routes.
8. Incorporate flexible small-scale commercial, community or town centre uses at ground floor level where viable.
9. Improve active travel connectivity to the wider town centre and station interchange.
10. Deliver a safe, attractive and well surveyed pedestrian and cycle connection between Easton Street and High Wycombe railway station.
11. Address the significant flood risk constraints on the site. A safe access and escape must be achievable. If development is proposed within the area at risk of flooding, minimal obstruction measures, such as under croft parking, are likely to be required to raise finished floor levels above the design flood level. Ground raising should be avoided due to the fluvial and surface water risk.

Policy HIW05: Council Offices, Queen Victoria Road, High Wycombe

1.The site as shown on the Policies Map is allocated for a mixed-use development comprising of 500 sqm of offices, retail, healthcare, and an assumed 150 dwellings for NHS key workers.

2.Development of the site will be supported where:

1. The site will deliver a well-designed high-density scheme that makes good use of a brownfield site. To deliver this, the proposal should explore lower provision of car parking spaces.
2. The site design should reflect the River Wye setting by responding positively to the River Wye corridor through building layout, public realm, landscaping, biodiversity enhancement and flood-resilient design.
3. Significant flood risk constraints on the site are addressed. If development is proposed within the area at risk of flooding, minimal obstruction measures, such as under croft parking, are likely to be required to raise finished floor levels above the design flood level. Ground raising should be avoided due to the fluvial and surface water risk.
4. Housing uses are not allowed in areas of Flood Zone 3b.
5. A site specific detailed 1D-2D hydraulic model should be provided and approved as part of a site-specific flood risk assessment, to demonstrate that the site can be made safe for its lifetime. This must be undertaken and agreed to the satisfaction of the Environment Agency (EA) and the Lead Local Flood Authority (LLFA) prior to the submission of any planning application.

Policy HIW06: Office Outlet site, High Wycombe

The site as shown on the Policies Map is allocated for an assumed 270 dwellings and an assumed 1,125 sqm of town centre retail uses.

Development of the site will be supported where:

1. It is delivered to a high-density and high quality residential-led scheme in this highly sustainable, high-profile site within the town centre. Proposals are expected to deliver a landmark, well-designed high-density scheme that makes good use of a brownfield site. To deliver this, the proposal should explore lower provision of car parking spaces.
2. It provides a high-quality publicly accessible landscaped space.
3. It improves active travel connectivity to the wider town centre.
4. Provision of proportionate contribution to bus provision improvements is delivered.
5. Deliver a safe, attractive and well-surveyed pedestrian and cycle connection between the site, the town centre and High Wycombe railway station.
6. Address the significant flood risk constraints on the site, avoiding housing development in Flood Zones 3a and 3b.
7. Detailed baseline and post-development surface water modelling will be required to demonstrate that the development is not at risk of flooding and does not impact on flood risk elsewhere.
8. If development is proposed within the area at risk of flooding, minimal obstruction measures, such as under croft parking, are likely to be required to raise finished floor levels above the design flood level. Ground raising should be avoided due to the fluvial and surface water risk.

Policy HIW07: Abbey Barn North, High Wycombe

The site as shown on the Policies Map is allocated for an assumed number of 100 dwellings.

Development of the site will be supported where:

1. It is sensitively designed to reflect and consider of the “bowl” shaped topography and sloping nature of the site.
2. Footpaths, cycle and bridleways are provided through the site to link Abbey Barn Lane, Deangarden Wood, the former railway line, the former ski-slope, Kingsmead Road/Bassetsbury Lane and Deangarden Rise
3. The site access and layout do not result in substantial engineered structures that would impact upon the landscape character or appearance of the ararea.t provides financial contributions towards any road improvements deemed necessary once a viable highways solution has been developed.
4. It provides off-site highway, pedestrian and cycle works including:
   • A contribution to improvements to London Road
   • Contribution towards local bus provision improvements.
   • Provision of/financial contributions towards upgrades/new Public Rights of Way.
   • Upgrades to Wendover Way for active travel.
   • Improvements to walking, cycling and horse riding along the old railway line east from the site to the bottom of Spring Lane.
5. There is no loss or deterioration of the woodland margin of Deangarden Wood, and it maintains at least a 15-metre buffer between the development and the woodland.
6. It enhances the ecological value of Deangarden Wood to ensure the increased recreational use of the wood does not lead to a negative ecological impact.
7. There is retention and long-term management of a substantial area of the chalk grassland habitat.
8. The development minimises impact upon the wider views over and through the valley from the surrounding landscape.
9. It retains the characteristic wooded backdrop to the settled valley floor.
10. It retains the mature woodland in the eastern corner to ensure its landscape contribution to Deangarden Rise, Abbey Barn Road and Kingsmead Road are maintained.
11. The removal of young woodland along Abbey Barn Lane is minimised to maintain the sylvan character of the lane and mitigate for any loss through replanting.

Policy HIW08 - The Chilterns Shopping Centre, Frogmoor, High Wycombe

The site as shown on the Policies Map is allocated for a comprehensive mixed-use redevelopment, delivering an assumed number of 300 dwellings alongside flexible commercial and other appropriate town centre uses at ground floor level. Approximately seven hundred sqm of units in Ea and / or Eb use class are assumed.

Development of this site will be supported where:

1. The site will deliver an assumed 300 dwellings on the upper floors and on the ground floor where this does not lead to the loss of ground floor retail frontages, at a density that takes account of the adjacent settlement character and identity.
2. Proposals are expected to deliver a well-designed high-density scheme that makes good use of a brownfield site. Proposals should explore lower provision of car parking spaces for the new development.
3. Active frontages are retained at ground floor level onto Frogmoor.
4. Flexible small-scale commercial, community or town centre uses are incorporated at ground floor level where viable.
5. Linkages are created between the High Street and retail core and Frogmoor to ensure it is part of the integrated town centre.
6. Safe, suitable access and escape is provided.
7. The significant flood risk constraints on the site are addressed through a Flood Risk Assessment, detailed baseline and post development surface water modelling and a Flood Warning and Evacuation Plan. Most of the site is at high fluvial flood risk, and flooding is unlikely to be able to be mitigated onsite. No housing, commercial or town centre uses allowed in areas of Flood Zone 3b. Off-site flood storage would be required to manage fluvial flood risk at the site.
8. The site is at significant surface water flood risk and SFRA Level 2 site recommendations must be met.
9. The proposed development contributes to the regeneration of Frogmoor open space through their design.
10. Special regard is given to the conservation of nearby heritage assets and their settings.
11. The Grade II listed buildings are retained and enhanced within the curtilage of the site.
12. An Archaeology Impact Assessment is provided.

Policy HIW09 – Land off Amersham Road including Tralee Farm, Hazlemere

Land off Amersham Road including Tralee Farm Hazlemere as shown on the Policies Map is allocated for an assumed number of 350 dwellings.

Development of the site will be supported where:

3. Place making
   1. Maintain a sense of separation between Hazlemere and Holmer Green, through the layout of the site.
   2. Provide a comprehensive development of the site.
   3. Redevelop the existing coach yard and riding stables.
   4. Consider the opportunity to redevelop existing residential properties fronting Amersham Road.
4. Transport
   1. Provide access from the A404 and the Wycombe Road.
   2. Provide walk/cycle access through Tralee Farm onto Wycombe Road.
   3. Improve access to existing bus routes.
   4. Provide or contribute to off-site highway improvements as required by the Highway Authority.
5. Green Infrastructure/environment
   1. Provide access to and retain the existing orchard within the northeast of the site.
   2. Provide protection and future management for the orchard.
   3. Retain the woodland in the southwest corner of the site at Badger Way.
   4. Provide a Green Infrastructure link through the valley of the site, connecting the orchard to the woodland at Badger Way.
   5. Retain the field boundaries within the site.
   6. Manage local sources of flood risk.
6. Development of this site will be required to meet the needs arising from the development for additional primary school places.

Policy NEW01: Salden Chase, Newton Longville

Salden Chase as shown on the Policies Map is allocated for a comprehensively planned, mixed-use development. The allocation comprises approximately 145ha on land south of the A421 west of Far Bletchley and east of Whaddon Road.

Land Use Requirements:

Housing:

1. The site will deliver up to 1,855 dwellings at a density that takes account of the adjacent settlement character and identity. The development should be integrated with the existing build area of the surrounding area.
2. The site will deliver sixty extra care housing units (class C3)

Employment:

1. Approximately 2.07ha of employment land, offices, will be delivered on site.

Centres and Community Uses:

1. Provision of land, building and car parking for a 3FE primary school with a pre-school.
2. Provision of a secondary school on 5.2ha of land.
3. Deliver a new neighbourhood centre which will include retail and associated parking on site.
4. Provision of an on-site primary health facility in an accessible location or off- site contribution to provide for a minimum 4GP with reserve to 6GP surgery. The size and detail of provision agreed by the Council, in conjunction with the Thames Valley Integrated Care Board (ICB) to support local health needs.

Green Infrastructure and Open Space:

1. Multi-functional green infrastructure will be provided on site, to include 53.67ha of green open space and 1.18ha of allotment land, nine locally equipped areas of play (LEAPs), two neighbourhood equipped areas of play, which each include a multi-use games area.
2. Provision of a sports hall, changing pavilion, skateboard park, sports pitches, cricket wicket, tennis courts and a community centre
3. Retain where possible existing vegetation, including existing hedgerows and the retention of the existing woodland priority habitat to the north of the site.
4. Retain and where possible enhance existing habitats where possible, including the creation of linkages with surrounding wildlife assets and green corridors linking development with the wider countryside and surrounding communities.
5. Provide and maintain the management of green infrastructure which link to other new development areas and the wider countryside as part of a high quality built and semi-natural environment.
6. Are designed using a landscape-led approach including the field pattern and landscape features on the site.
7. Minimise the impact on the Howe Wood SSSI and provision of green links to Tattenhoe Park.

Transport and access:

1. Development must provide three points of access from the development onto the local highway network at the following locations: Whaddon Road, Buckingham Road and A421 Standing Way.
2. Development must safeguard land for the potential future need for a dual carriageway grid road extension of Snelshall Street (V1)
3. Development must provide the following highway improvements.
   1. Buckingham Road Access signalised gyratory including Stage 1 Road Safety Audit
   2. Whaddon Road Access speed limit reduction and further detailed design
   3. A421 Standing Way left in only junction and further detailed design.
   4. Signalisation of the priority junctions of the A421/ Warren Road and A421/Shucklow Hill/Little Horwood Road.
   5. To mitigate the potential impact in Whaddon a financial contribution is required towards road safety improvements on Coddimoor Lane and Stock Lane
   6. Newton Longville Traffic Calming Proposals. Currently this is an indicative scheme which may include enhanced gateway features on all roads leading into the village and raised junction tables and signing/lining.

Active Travel and Flood Infrastructure:

1. Development must provide walking, wheeling, cycling routes and public transport links to and from Newton Longville, Bletchley and the city of Milton Keynes as an integral part of the development.
2. Development must deliver the following improvements to public rights of way within the site:
   1. ensure a Redway compliant Grid Road reserve to link with existing PROW.
   2. upgrade of footpath and resurface between Weasel Lane and the railway underpass; route to be dedicated as a public bridleway.
   3. resurface byway in Newton Longville Parish and in Mursley Parish between Dagnall House Buckingham Road to the adopted highway.
3. Provision should be made for adequate green links to Tattenhoe Park
4. Flood mitigation infrastructure including sustainable drainage systems (SuDS)
5. Provision of a sustainable and strategic flood mitigation and urban drainage scheme linked to multi-functional Green Infrastructure.

Development principles:

Development will be permitted where proposals:

1. Deliver a comprehensively planned community which respects and complements the physical characteristics of the site and its surroundings.
2. Provide a high-quality built and landscaped environment.
3. Retain and enhance existing vegetation, hedgerows and woodland, public rights of way which are integrated into a safe and connected network and deliver green corridors linking the site to the wider countryside.
4. Create a well-defined boundary as the western edge of Milton Keynes between the settlement and countryside, ensuring that Newton Longville, Whaddon, Mursley and Far Bletchley remain separately identifiable.
5. Respect the building tradition of the locality, and the scale and context of the setting, the natural qualities and features of the area, and the effect of the development on important public views and skylines including the protection of Newton Longville and Whaddon villages.
6. Conserve and enhance where opportunities arise the significance of any heritage assets affected including any contribution made by their setting and the protection and enhancement of sites of archaeological importance.
7. Not prejudice the delivery of East West Rail.

Design and Masterplan:

Development will only be permitted where it is supported by a comprehensive and coordinated masterplan and phasing strategy for the entire site. This should be submitted to and approved by the Council prior to the determination of any planning application. The masterplan and phasing strategy must:

1. Demonstrate how development will be brought forward in a coordinated manner to deliver an integrated and cohesive scheme.
2. Show how each phase will contribute to and integrate with the design concepts of the development as a whole; and
3. Ensure that development is supported by the timely provision of infrastructure, including highways, utilities and community facilities, in accordance with the Council’s most up-to-date evidence of infrastructure needs.

Policy NEW02: Land to the southwest of Milton Keynes, Newton Longville

The site as shown on the Policies Map is allocated for an assumed number of 305 dwellings.

Development of this site will be supported where it:

1. Creates safe and suitable access and egress.
2. Considers and mitigates any cross-boundary highways and infrastructure impacts.
3. Provides safe, direct and attractive active travel connections to Newton Longville and into Milton Keynes
4. Provides a proportionate contribution to off-site transport improvements including.
   1. A new bus route to facilitate direct journeys into Milton Keynes
   2. A new active travel connection (3m wide Shared Use Path) connecting Newton Longville and Milton Keynes.
5. Enhances and reinforces landscape buffer to the south of the site to mitigate impacts on wider views.
6. The site layout should adopt a sequential approach by steering the most vulnerable aspects of the development outside of Flood Zone 2, 3a and 3b, as well as areas at risk of surface water flooding. Residential development is not permitted within Flood Zone 3b.
7. Developers should utilise SuDS with multiple benefits throughout the site, particularly in areas at risk of surface water ponding.
8. A detailed hydraulic model of Water Eaton Brook may be required at FRA stage to accurately represent the risk from this watercourse and set the height of any mitigation measures.
9. The risk from surface water flow routes should be quantified as part of a site-specific FRA, including a drainage strategy, so runoff magnitudes from the development are not increased by development across any ephemeral surface water flow routes. A drainage strategy should help inform site layout and design to ensure runoff rates are as close as possible to pre-development greenfield rates, with areas of surface water ponding used as open space and SuDS or water compatible/essential infrastructure uses only.
10. The development of the site should not prejudice the delivery of East West Rail.

Policy 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:

1. 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:

1. 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.
2. 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:

1. 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.
2. 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.
3. Enhance Public footpath SHA 2/1
4. Provides a long-term defensible boundary to the southern edge of Newton Leys
5. Provides an active travel link to the existing route running over the railway line and underneath the A4146.
6. 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
7. 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.
8. 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.
9. 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
10. Upgrades PROW signage and public realm improvements.
11. Development proposals must engage with the Thames Valley and Bedfordshire, Luton and Milton Keynes Integrated Care Boards to ensure appropriate primary healthcare provision.
12. 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.
13. 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.

Policy STO02: Land east of Roman Field, Stoke Hammond

The site as shown on the policies map is allocated for an assumed number of 245 dwellings.

Development of this site will be supported where it:

1. Provides safe and suitable access from Roman Field
2. Mitigates identified cross-boundary infrastructure impacts including but not limited to highways and education.
3. Mitigates the visual impact of the site from the public right of way along the Grand Union Canal
4. Provides a buffer to the adjacent listed building and conservation area with the design of development responding to these heritage assets.
5. It considers the archaeological potential of the site and its surroundings, including the presence of two probable Neolithic mortuary enclosures and a barrow to the east. Where evidence indicates that associated archaeological remains extend into the site, these will be treated as heritage assets of archaeological interest and should be preserved in situ.
6. Enhances the connectivity of the site to the existing settlement and community facilities.
7. Provides a Flood Risk Assessment which shows that the site will satisfy the Exception Test
8. It is designed using a sequential approach in accordance with the different flood zones within the site. Land within flood zones 2 and 3, and 3a plus climate change (subject to a detailed flood risk assessment) should be preserved as green space. Built development should be restricted to Flood Zone 1 and where possible avoid areas of high surface water flooding. Zone 1 and where possible avoid areas of high surface water flooding.
9. Provides a buffer to the existing watercourse which lies to the south of the site.
10. Provides a buffer to the woodland which is to the east of the site.
11. Retains where appropriate existing hedgerows and trees and where possible reinforce existing features.

Policy WHA01: Shenley Park, Whaddon

Development proposals for Shenley Park, as identified on the Policies Map, will deliver a comprehensive, landscape-led mixed-use development of approximately 99 hectares. The site will deliver an exemplar, high-quality and sustainable new neighbourhood of regional significance.

The development shall provide:

1. At least 1,265 dwellings
2. A 110-bed care home / extra care facility
3. A 2FE primary school, and where required, land for a secondary school or contributions to off-site provision.
4. A mixed-use local centre, including community and either on site healthcare facilities, or a contribution to offsite facilities where identified.
5. A multi-functional green and blue infrastructure network
6. A link road between the A421 and H6 and/or H7
7. Public transport improvements and high-quality walking and cycling connections.

Development must be delivered in accordance with a comprehensive masterplan and the Shenley Park Development Brief.

Place-making and Design.

Development must deliver a high-quality, landscape-led and locally distinctive place. Proposals shall:

1. Respond to landscape and context.
   1. Be informed by landscape character, topography, views and historic context
   2. Respect the rural setting and character of Whaddon village and Conservation Area
   3. Provide defensible long-term boundaries whilst enabling connectivity
   4. Protect, enhance and connect biodiversity across the site.
2. Create a strong sense of place.
   1. Deliver a distinctive, welcoming and inclusive new neighbourhood
   2. Provide a walkable neighbourhood structure, with a local centre within a 10 to 15-minute walk
   3. Deliver a central public square as a focal point for activity and community use
   4. Provide a rural Whaddon buffer, including informal recreation opportunities
   5. Integrate heritage and archaeological assets into the design and layout.
3. Ensure high-quality built form and public realm.
   1. Deliver high-quality buildings, streets and spaces that promote health, safety and wellbeing
   2. Provide a varied sequence of spaces, views and landmarks
   3. Clearly define public and private realms through layout and landscape design
   4. Integrate SuDS as part of the landscape structure
   5. Provide appropriate and well-designed waste and recycling storage
   6. Prioritise pedestrian and cycle movement, including crossings where appropriate.

Movement and Connectivity

Development must prioritise sustainable and integrated transport. Proposals shall:

4. Walking and cycling
   1. Provide high-quality routes linking to Whaddon, Bletchley and Milton Keynes
   2. Extend Tattenhoe Valley Park into the site
   3. Retain, enhance and connect public rights of way, including bridleways.
5. Highways and access
   1. Provide safe vehicular access from the A421 Buckingham Road
   2. Deliver a link road through the site connecting to H6 Childs Way and/or H7 Hayton Way
   3. Undertake detailed transport modelling to inform highway interventions, including A421 improvements.
6. Public transport
   1. Safeguard and accommodate a public transport priority route, including future Mass Rapid Transit (MRT) where possible
   2. Provide improved bus services and facilities, including links to Bletchley railway station
   3. Support potential Park and Ride / MRT infrastructure where possible.
7. Network integration
   1. Integrate development with the Redway and Sustrans networks.

Community Infrastructure

Development must provide social infrastructure in a timely and coordinated manner. Proposals shall:

8. Deliver land, buildings and parking for a 2FE primary school.
9. Provide either:
   1. Contributions to off-site secondary education, or
   2. Land for a new secondary school, where required.
10. Deliver a local centre, including:
    1. Community facilities
    2. Local services
    3. Healthcare provision (on-site or via contribution, including temporary provision if required).

Green and Blue Infrastructure

Development must be landscape-led and deliver a coherent green infrastructure network. Proposals shall:

11. Landscape and ecology.
    1. Provide a substantial countryside buffer to Whaddon, including enhancement of Briary Plantation
    2. Retain and enhance:
       1. Ancient woodland (including Thrift Wood)
       2. Hedgerows and woodland blocks
    3. Deliver a long-term ecological management plan.
12. Flood risk and drainage.
    1. Deliver green corridors aligned to surface water flowpaths
    2. Reduce downstream flood risk in the Loughton Brook catchment
    3. Ensure key infrastructure, including A421 access, remains operational during flood events.

Delivery and Phasing

Development must be comprehensively planned and delivered. Proposals shall:

1. Be supported by a comprehensive masterplan and phasing strategy.
2. Demonstrate coordinated delivery of infrastructure and services.
3. Be supported by planning obligations and agreements as necessary.
4. Ensure ongoing collaboration between relevant authorities and infrastructure providers.

Policy WHA02: Land west of Shenley Park, Whaddon

The site as shown on the Policies Map is allocated an assumed 1,240 dwellings.

New development will be supported where:

1. Provision of up to 1,240 homes that continues the expansion from Shenley Park (WHA001) to the east. Proposals must demonstrate, through a Design and Access Statement and supporting landscape analysis and how the scheme responds positively to the scale, grain, and identity of neighbouring settlements.
2. Development proposals within or affecting the setting of Whaddon Conservation Area must preserve or enhance its significance, including its character, appearance, and historic context.
3. Provision of land, buildings and car parking for a 2FE + 1FE primary school (capacity 210) with 30 place nurseries with a safe drop off / pick up point. Infrastructure will need to be provided and phased alongside development, the details of which will be agreed through developer contribution agreements.
4. The site will be designed using a landscape-led and green infrastructure approach. 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.
5. Create high quality walking and cycling links to Whaddon and Shenley Park and onwards to Milton Keynes.
6. Existing vegetation should be retained where practicable, including existing woodlands and hedgerows and consider the urbanising effects on the nearby ancient woodland, Priority Habitats and Local Wildlife Site. Specifically, Thickbare Wood and Coddimoorhill Wood, which are both ancient woodlands. These areas will require extensive buffers of 50m.
7. The scheme layout shall have regard to the findings of an archaeological investigation including the excavation of the Roman Settlement.
8. The development must provide a satisfactory vehicular access to Shenley Park
9. Development must provide north south linkages for active travel and overcome topographical changes.
10. More detailed traffic modelling will be required to inform on the extent and design of off-site highway works, which is likely to include capacity improvements to the A421. The scope and design of any detailed traffic modelling must be agreed by Buckinghamshire Council as the highway authority.
11. Existing public rights of way need to be retained, enhanced and integrated into the development with safe and secure environments as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities.
12. Provision of public transport service improvements and associated new facilities into Milton Keynes.
13. An air quality and noise assessment shall be submitted to and approved in writing by the Council prior to development commencing.
14. Development should be steered outside of the areas of surface water and fluvial flood risk.
15. Developers should consider utilising the unnamed ordinary watercourses as green corridors or as location for SuDS.
16. A detailed hydraulic model of the ordinary watercourse flowing through the site may be required at FRA stage to accurately represent the risk from this watercourse and set the height of any mitigation measures.
17. Blockage modelling should be conducted to assess the residual risk associated with potential blockage of the bridge structures over the ordinary watercourse along the public footpaths to the southeast.
18. The risk from surface water flow routes should be quantified as part of a site-specific FRA, including a drainage strategy, so runoff magnitudes from the development are not increased by development across any ephemeral surface water flow routes. A drainage strategy should help inform site layout and design to ensure runoff rates are as close as possible to pre-development greenfield rates, with areas of surface water ponding used as open space and SuDS or water compatible/essential infrastructure uses only.
19. Arrangements for safe access and escape will need to be provided for the 1% AEP fluvial and surface water events with an appropriate allowance for climate change, considering depth, velocity, and hazard. Design and access arrangements will need to incorporate measures, so development and occupants are safe.
20. Provisions for safe access and escape should not impact on surface water flow routes or contribute to loss of floodplain storage. Consideration should be given to the siting of access points with respect to areas of surface water flood risk.
21. The site is located within a catchment identified as highly sensitive to the cumulative impacts of development on flood risk. The site-specific FRA and surface water drainage strategy should consider the recommendations outlined for catchments of high sensitivity in the Buckinghamshire Level 1 SFRA Cumulative Impacts Assessment.
22. The unnamed ordinary watercourse, which flows through the site requires a width of buffer, to be agreed in consultation with Buckinghamshire Council, should be maintained between the riverbank and any built structures, to enable riparian owners to access and maintain the channel.
23. Development proposals for the site to comply with other recommendations for site design and making development safe set out in the SFRA Level 2 report (2026)

Policy BUC01: Former Inov8 site, Tingewick Road, Buckingham

The site as shown on the Policies Map is allocated for up to 2.7 hectares of academic uses (use class F1 (a)), including an assumed 300 units of student accommodation for the University of Buckingham. If evidence is provided that the University of Buckingham’s academic and student accommodation needs have been met elsewhere, the site as shown on the Policies Map is allocated for an assumed 125 dwellings.

New development will be supported where:

1. Built development consisting of any sort of living accommodation, including purpose-built student accommodation, should not be proposed in any areas shown as Flood Zone 3 on the Environment Agency's Flood Map for Planning.
2. An acceptable ecological buffer is maintained between all built development and engineering operations and the River Great Ouse.
3. The proposed development has been clearly informed by and responds positively to an appropriately detailed character analysis of Buckingham’s important historic buildings, materiality, scale and architecture with regards to building.
4. The proposed development has been clearly informed by and responds positively to an appropriately detailed survey of the existing protected trees with regards to the siting of built form, engineering operations and infrastructure within the site.

Policy CHS01: Star Yard, St Mary’s Way, Old Town, Chesham

The site as shown on the Policies Map is allocated for an assumed 240 dwellings.

New development will be supported where:

1. It delivers a density of development that makes efficient use of this previously developed site while responding positively to the scale, height, massing, character and appearance of the surrounding townscape and preserving the character and identity of Chesham town centre.
2. It is planned in a manner that responds positively to the best characteristics of the surrounding area using a landscape-led approach, taking account of the character and setting of the local landscape. Development should retain and integrate existing trees and landscape features wherever practicable and provide appropriate new landscaping as part of a landscape-led design approach.
3. Safe and suitable access shall be provided for all users whilst maintaining access to existing public car parking and rear servicing arrangements for premises fronting the High Street.
4. Development should ensure that sufficient publicly accessible parking is maintained either on-site or at an alternative suitably located town centre site, unless robust evidence demonstrates that a reduced level of provision would not adversely affect the vitality and viability of Chesham Town Centre.
5. Existing public pedestrian routes between Star Yard, the High Street and adjoining town centre destinations shall be retained and, where possible, enhanced.
6. Appropriate financial contributions towards education infrastructure, including upper, grammar and special school provision, will be required where justified by evidence and in accordance with relevant infrastructure policies.
7. A contribution towards improvements to open space at Lowndes Park.
8. SANG and SAMM mitigation is in place, in line with policies NE12, NE13, NE14 and the latest Mitigation Strategy. Permission will not be granted until mitigation is in place.

Policy CHS02: Albany Place Car Park, Chesham

The site as shown on the Policies Map is allocated for an assumed number of 30 dwellings.

New development will be supported where:

a) Replacement car parking in an alternative town centre location with no loss in the number of public car parking spaces is provided unless it can be proved the number of spaces currently provided is no longer required.

Policy CHS03: Water Meadow Car Park, Chesham

The site as shown on the Policies Map is allocated for an assumed number of 55 dwellings. New development will be supported where it:

1. Provides land for dwellings at a density that takes account of the existing curtilage, the scale and massing of the buildings adjacent to the site, and that of the settlement character and identity if appropriate.
2. Creates safe access to the new development without blocking access to public parking or rear servicing of existing premises fronting Water meadow.
3. Maintains public car parking provision on site or provided in an alternative central location with no loss in the number of public car parking spaces unless it can be proved the number of spaces currently provided is no longer required.
4. Maintains existing public walking routes from Water meadow car park to Wey Lane as well as access from the public parking to the zebra crossing across St Mary's Way.
5. Provides a contribution towards improvements to open space at Lowndes Park.
6. Provides contribution towards additional or improved children’s play areas and informal play space within Lowndes Park.
7. Contributes to SANG and SAMM mitigation in accordance with policies NE12, NE13, NE14 and the latest Mitigation Strategy.
8. Contributes to SANG and SAMM mitigation in accordance with policies NE12, NE13, NE14 and the latest Mitigation Strategy. Permission will not be granted until SANG and SAMM mitigation is in place.
9. Addresses the significant flood risk constraints on the site, particular surface water risk and avoid development in the highest flood risk areas. If development is proposed within the area at risk of flooding, minimal obstruction measures, such as under croft parking, are likely to be required to raise finished floor levels above the design flood level. Ground raising should be avoided due to the fluvial and surface water risk.

Policy PRI01: Land at Princes Risborough Station

1. The site as shown on the Policies Map is allocated for a mixed-use development comprising an assumed number of 80 dwellings, together with small-scale convenience retail, public realm, bus infrastructure, and Princes Risborough expansion Relief Road infrastructure.

2. Development proposals will be supported where it:

1. Delivers a high-quality, residential-led scheme that makes effective use of this brownfield site, including appropriate density for a station-adjacent location.
2. Provides an appropriate level of car parking that reflects the site’s sustainable location, including opportunities to reduce car dependency.
3. Includes small-scale convenience retail and food and drink uses (within Use Class E) that are proportionate in scale and directly related to serving the station and local community.
4. Supports appropriate tourism-related uses, such as a hotel or visitor information facility (including café uses), where these complement the role of the station and town.
5. Provides a new public square and associated public realm which:
   • facilitates bus access and interchange.
   • delivers safe, convenient and legible pedestrian and cycle connections to the railway station.
6. Safeguards and delivers a route through the site to accommodate the Princes Risborough alternative route, including an appropriate junction with Station Road / Station Approach.
7. Provides appropriate access to the main station car park.
8. Makes proportionate contributions to off-site infrastructure, having regard to the scale and nature of development and any on-site provision.
9. Incorporates flood risk management and site design and safety measures recommended in the SFRA Level 2 site summary sheet, including the de-culverting of the existing watercourse, where feasible and appropriate
10. The site layout should adopt a sequential approach by steering the most vulnerable aspects of the development outside of Flood Zone 2 and 3, as well as areas at risk of surface water flooding.
11. If development is taking place in areas at significant fluvial or surface water flood risk, habitable spaces and sleeping accommodation should not be located on the ground floor. These areas could be designated for less vulnerable purposes such as car parking.
12. A 1D-2D detailed hydraulic model of the culverted Horsenden Stream, based on topographic survey of the watercourse channel, may be required at FRA stage to accurately represent the risk from this ordinary watercourse and set the height of any mitigation measures.
13. Blockage modelling should be conducted to assess the residual flood risk associated with potential blockage of the culverted Horsenden Stream below the site.
14. Contributes to the enhancement of the Culverton Mill corridor, including biodiversity, landscape and amenity value.

WEN01: Land At RAF Halton

Land Use Requirements:

The site as shown on the Policies Map is allocated for a comprehensively planned residential led development.

Residential:

1. The site will deliver an assumed number of 1,000 dwellings and infrastructure at a density that takes account of the existing curtilage, the scale and massing of the buildings on the site, and that of the adjacent settlement character and identity if appropriate, as well as retaining the openness of the green belt.
2. Higher density residential neighbourhood close to the local centre and fronting Upper Icknield Way and Chestnut Avenue
3. Moderate and lower density residential development of Maitland barracks and upper parade ground, including conversion of locally listed buildings.

Centre and Community Uses:

1. Land, buildings and car parking for a new local centre which includes a community hall and a medical facility will be provided on site. Including the re-use of St Georges Church. Where there is a need identified, facilities for Thames Valley Police should be provided within the local centre.
2. On site land, buildings and car parking for a 2FE combined primary school will be delivered which will also include playing field provision with a safe drop off and pick up point.
3. Former stables and cinema buildings could both be converted to either community or leisure use within a parkland setting should they not be suitable for conversion to residential.

Green Infrastructure and Open Space:

1. Fifty percent green infrastructure will be provided on site which reflects the high level of open space already present on the site including green corridors and will link to other new development areas and wider countryside.
2. Natural parkland and grassland habitat with enhanced walking/cycling access to Wendover Woods and into the Chilterns National Landscape
3. Retention of the old station building within a public square, and creation of an extended east west tree-lined avenue.
4. Parade ground becomes a new public park with play space and potential community use of the former Trenchard Museum along with potential for vehicle parking space.
5. North-south green corridor of parkland and play space with views over Aylesbury Vale
6. The site will retain existing sports facilities, including the Nuffield Pavillion, as part of a long-term strategy for sport and recreation to serve new residents and the existing community.
7. 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.

Transport Infrastructure:

1. The site will deliver a new internal spine road connecting to Halton Lane and Upper Icknield Way enabling internal access to existing road networks.
2. Junction improvements onto the B4009 Upper Icknield Way will be delivered.
3. B4009 roundabout upgrades will be delivered.
4. The site will deliver a new Halton Lane/ RAF Halton Spine Road Junction.
5. Traffic calming and new pedestrian/cycle crossing points on Upper Icknield Way and Chestnut Avenue to create pedestrian-friendly streets. Traffic calming measures should also facilitate safe walking and cycling infrastructure in line with LTN 1/20

Development Principles:

Development will be permitted where proposals:

1. Are planned in a manner that responds positively to the best characteristics of the surrounding area using a landscape-led approach, taking account of the character and setting of the Chilterns National Landscape
2. Provide for public transport into Wendover and to surrounding areas.
3. Establish and safeguard for a network of cycling and walking links to and from Aylesbury Town and to the wider area.
4. Deliver Upper Icknield new signalisation and reprofiling of junction.
5. Provide a financial contribution to delivery of alteration to existing bus route: Aylesbury - Stoke Mandeville - RAF Halton.
6. Upgrade and provide new active travel links (all 3m wide SUP).
7. Provide financial contributions to Buckinghamshire Greenway (north-south county walking and cycling corridor). The greenway should be compliant with LTN 1/20 at a minimum to make as attractive to users as possible.
8. Provide a financial contribution towards the provision of upper/grammar/special school places.
9. Upgrade internal active travel network including to the existing PROW to form part of the internal footpath network within the site. The network is to connect into LCWIP 49 for a strategic link. New active travel network within the site should be designed to connect into internal and external PROWs to ensure local attractions are able to be done so via active travel.

Historic Heritage

1. Restoration and enhancement of the Registered Park and Garden open parkland associated with Halton House, including the key features that define the historic parkland.
2. Listed Groves and Henderson barracks converted to residential or other appropriate use.
3. Incorporate relocated Trenchard Museum collections and interpretation of the nearby WWI trenches near to the existing Museum Resource Centre.
4. Enhancement of the setting of the Scheduled Monument.

Policy AST01: Aston Clinton North

Land Use Requirements:

The site as shown on the Policies Map is allocated for a comprehensively planned, mixed use development.

Residential:

1. The site will deliver an assumed number of 1,660 dwellings at a higher-density form that ensures a sensitive transition from the established character of the adjoining settlement.

Employment:

1. 33,000 sqm of employment will be deliver on 1-2ha of land. This will be for general industrial and warehousing uses.

Centre and Community Uses:

2. Land, building and car parking will be provided on site for a 2FE primary school with a safe drop off/ pick up point.
3. Land, building and car parking provision will be provided on site for a new local centre which will include a community hall and a contribution towards or delivery of a healthcare facility either by way of site provision or direct funding. This will provide approximately 1,000 sqm of town centre retail uses.

Transport:

4. Satisfactory vehicular access will be provided to the slip road onto the A41, Aylesbury Road, Waring Crescent, Chapel Drive and New Road, and provision of improvements to College Road South.
5. Provision of and /or financial contributions will seek to improve College Road South

Development Principles:

6. Create a sustainable community providing a mix of uses to ensure that housing development is accompanied by infrastructure services and facilities.
7. Proposals must demonstrate, through a Design and Access Statement and supporting townscape analysis, how the scheme responds positively to the scale, grain, and identity of the neighbouring town.
8. Infrastructure will need to be provided and phased alongside development, the details of which will be agreed through developer contribution agreements.
9. The site will be designed using a landscape-led and green infrastructure approach. The development should provide a stronger edge to the settlement. Have more sensitive development in the Western and Eastern fields and provide a landscape buffer to the A41.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 Aston Clinton and Buckinghamshire.
10. The site layout shall adopt a sequential approach by steering the most vulnerable aspects of the development outside of Flood Zone 2, 3a and 3b, as well as areas at risk of surface water flooding. Residential development is not allowed in Flood Zone 3b.
11. A detailed hydraulic model of the all the watercourses, including Main Rivers and ordinary watercourse within the site will be required at FRA stage to accurately represent the risk from these watercourses, understand how they interact and set the height of any mitigation measures.
12. Blockage modelling should be conducted to assess the residual risk associated with potential blockage of the culverts under the A41.
13. Developers should utilise SuDS with multiple benefits throughout the site, particularly in areas at risk of surface water ponding.
14. Conserve the setting of the Scheduled Monument to the east of the site by creating a well-designed and managed buffer.
15. Before submitting any proposal, a site specific detailed combined hydraulic model of the Wendover Brook should be provided and approved as part of a site-specific flood risk assessment, to demonstrate that the site can be made safe for its lifetime.
16. Provide public transport service improvements and associated new facilities into Aston Clinton and Aylesbury.
17. Aston Clinton North existing PROW should be improved. This includes paving and integrating into Active Travel network planned throughout the site and creating high quality walking and cycling links to and from Aston Clinton and College Business Park North. 3m wide SUP
18. Financial contributions to active travel links rerouting LCWIP10 Aylesbury Aston Clinton Tring will be provided.
19. The site lies within the Zone of Influence of Chilterns Beechwoods SAC. Permission will not be granted until SANG and SAMM mitigation is in place, in line with policies NE12, NE13, NE14 and the latest Mitigation Strategy.

Policy HAD01: Aston Road, Haddenham

The site as shown on the Policies Map is allocated for an assumed number of 560 dwellings.

1. Accords with a comprehensive masterplan, 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.
2. The layout and design of development is to consider the existing underground fuel pipeline, ensuring safety and compliance with relevant standards.
3. Delivers appropriate traffic calming measures along Aston Road.
4. Does not prejudice the delivery of the Haddenham NESS site.
5. The site is located close to the Haddenham Wastewater Treatment Works (WwTW).

Development will be permitted only where it can be demonstrated that:

1. The living conditions of future occupiers will not be adversely affected by odour or other emissions arising from the WwTW, informed by a proportionate Odour Impact Assessment.
2. The design, layout and scale of development will not prejudice the continued and effective operation of the WwTW, nor place unreasonable constraints on its future maintenance, operation or permitted activities.
3. Early engagement with the operator of the WwTW has been undertaken to inform site design, and mitigation measures.
4. Any necessary mitigation is incorporated through site layout, buffers, landscaping, or other design-led measures and is shown to be effective and deliverable.

Policy STM01: Land north and south of 71 Lower Road, Stoke Mandeville

The site as shown on the Policies Map is allocated an assumed number of 235 dwellings.

Development of this site will be supported where it:

1. Accords with a comprehensive masterplan, 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.
2. Can demonstrate that appropriate vehicle access to Lower Road can be achieved.
3. Provides a financial contribution to SEALR delivery as per SEALR position statement SEALR_Position_Statement_final_15_May_2025.docx
4. Connects to existing walking/cycling infrastructure and provide improvements to bring the connections up to LTN 1/20 standards.

Policy WIN01: Land off Little Horwood Road, Winslow

Land Use Requirements:

The site as shown on the Policies Map is allocated for residential led development.

Residential:

1. The site will deliver an assumed number of 1,500 dwellings provided at a higher form of density that ensures a sensitive transition from the established character of the adjoining settlement.

Centre and Community Uses:

1. The site must provide land, buildings and a car park for a 2FE primary school.
2. Land, building and car parking provision must be provided on site for a new local shop and a community hall.
3. A contribution towards or delivery of a healthcare facility either by way of site provision or direct funding must be made.

Transport:

1. The development must provide a satisfactory vehicular access from Little Horwood Road to the west and the B4032 to the south.
2. Existing public rights of way will be retained, enhanced and integrated into the development with safe and secure environments as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities including the footpath WIS/9/1.

Development Principles:

1. Create a sustainable community providing a mix of uses to ensure that housing development is accompanied by infrastructure services and facilities.
2. Proposals must demonstrate, through a Design and Access Statement and supporting townscape analysis, how the scheme responds positively to the scale, grain, and identity of the neighbouring town.
3. Infrastructure will need to be provided and phased alongside development, the details of which will be agreed through developer contribution agreements.
4. Subject to detailed discussions and agreement with the Education Authority, a financial contribution towards existing or new secondary schools will be required, and a financial contribution to special needs education.
5. Designed using a landscape-led and green infrastructure approach. 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 Winslow and Buckinghamshire.
6. Conserve the setting of the Grade II listed Redhall Farmhouse by creating a well-designed and managed buffer.
7. Create high quality walking and cycling links to and from Winslow town centre, the new Winslow Station and north of the railway line to the wider expansion area.
8. More detailed traffic modelling will be required to inform on the extent and design of off-site highway works. The scope and design of any detailed traffic modelling must be agreed by Buckinghamshire Council as the highway authority.
9. Provide financial contributions towards off site highways improvements.
10. Provide public transport service improvements and associated new facilities into Winslow, Aylesbury and Buckingham, including new or improved links to Winslow railway station, and to surrounding areas.
11. An ecological management plan shall be submitted to and approved in writing by the Council, covering tree planting, hedge planting, pond creation, and ongoing management of the site.
12. Enhance the substantial block of woodland located centrally on the site.

Policy WIN02: Land west of Furze Lane and north of Verney Road, Winslow

The site as shown on the Policies Map is allocated for an assumed number of 630 dwellings. Development of the site will be supported where it:

1. Provides a higher-density development recognising the proximity to the train station.
2. Demonstrates, through a Design and Access Statement and supporting townscape analysis, how the scheme responds positively to the scale, grain, and identity of the neighbouring town.
3. Is designed using a landscape-led and green infrastructure approach.
4. Creates high quality, direct walking and cycling links to and from Winslow town centre, the new Winslow Station and schools within the town.
5. Provides an appropriate buffer which will be provided between built development and the railway line to the north.
6. A satisfactory vehicular access is provided from Verney Road to the South and Furze Lane to the East
7. Provides financial contributions towards Verney Road improvements and any strategic infrastructure for Winslow.
8. It is informed by a tree survey and ensures that veteran Ash trees on the site are safeguarded

Policy WIN03: Winslow Centre

1. The site as shown on the Policies Map is allocated for residential comprising an assumed number of 480 dwellings and a community library.
2. Development of this site will be supported where it:
   1. It delivered against a comprehensive masterplan showing the different uses.
   2. is built to a higher-density form that reflects the town centre location. Proposals must demonstrate, through a Design and Access Statement and supporting townscape analysis, how the scheme responds positively to the scale, grain, and identity of the surrounding town, as well as having regard to nearby designated heritage assets.
   3. Provide a community library.
   4. Ensures existing onsite sporting facilities are re-provided on the NESS site north of Winslow prior to the loss of the onsite facilities.
   5. Seeks to improve high quality walking and cycling links to and from Winslow town centre, the new Winslow Station and schools within the town.
   6. More detailed traffic modelling is undertaken to inform on the extent and design of access to the site and off-site highway works. The scope and design of any detailed traffic modelling must be agreed by Buckinghamshire Council as the highway authority.
   7. Not prejudice the delivery of East West Rail
   8. Responds positively to the PRoW which runs along boundary of the site.
   9. Provides financial contributions towards Verney Road improvements and any strategic infrastructure for Winslow.

Policy BOU01: Hollands Farm, Bourne End

Development of this site will be supported where it:

1. Provides a new single form of entry primary school in consultation with the Education Authority
2. Has special regard to the conservation of nearby Heritage Assets and their settings, including Hedsor Road and Riverdale Conservation Area
3. Ensures satisfactory relationship to the industrial buildings at Millboard Road Employment Area on the western boundary.
4. Maintains a sense of separation between Harvest Hill and the new development site.
5. Provides a new spine road leading to Millboard Road and Hedsor Road
6. Upgrades an existing public right of way running through the site to allow for a shared use path to accommodate walking, cycling and wheeling and ensure the other public rights of way within the site connect to this improved route.
7. Provides for a redirected bus service ensuring the service travels through the site.
8. Mitigates identified cross-boundary infrastructure impacts including but not limited to highways and education.
9. Provides strategic active travel connections linking the site to Bourne End and surrounding settlements.
10. Ensures SANG and SAMM mitigation is in place, in line with policies NE12, NE13, NE14 and the latest Mitigation Strategy. The site lies within the Zone of Influence of Burnham Beeches SAC. Planning permission will not be granted until SANG and SAMM mitigation is in place.
11. Protect and enhance biodiversity and green infrastructure value of the former orchard, providing public access and ongoing management as part of the overall development. Buildings within this area will not be acceptable.

Policy CHE01: Land at Horton, Cheddington

1. The site as shown on the Policies Map is allocated for an assumed number of 1,250 dwellings.
2. Development will be supported where it:

1. Makes the most of the site's location near a well-connected train station through an efficient and appropriate density of development.
2. Responds positively to the Horton character area defined in the Slapton neighbourhood plan.
3. Carefully considered the two different character areas of Horton and Slapton
4. Ensures an appropriate landscape buffer with the village of Horton.
5. Provides land and buildings for a 2 Form of Entry Primary School
6. Provision of safe and suitable highway access from Station Road or B488
7. Secures a reduction in speed Limit on the B488 to 30mph, reflecting surrounding development.
8. Constructs a Shared Use Path adjacent to the road.
9. Delivers a section of the Horton Bypass in line with the requirements of the IDP.
10. Delivers a new railway bridge and associated westbound road to enhance the existing station road railway crossing.
11. Mitigates identified cross-boundary infrastructure impacts including but not limited to highways and education.
12. Delivers safe, direct and attractive active travel connections to Cheddington station and safe crossing of the B488.
13. Improves active travel links through the site by incorporating new and upgrading existing Public Rights of Way.
14. A proportionate contribution is provided to off-site transport improvements which helps to facilitate a new bus route which delivers direct journeys to Aylesbury via Wingrave
15. Provide a proportionate contribution to active travel routes improvements.
16. Retains and enhances mature hedgerows and provides an appropriate landscaped buffer to the Grand Union Canal, contributing to biodiversity net gain and green infrastructure objectives.
17. Provides a Suitable Alternative Natural Greenspace (SANG) on-site unless otherwise justified.
18. Provides suitable SANG and SAMM mitigation is in place in line with policies NE12, NE13, NE14 and the latest Mitigation Strategy. Permission will not be granted until SANG and SAMM mitigation agreed.
19. Does not prejudice the delivery of the Cheddington NESS site.
20. It is supported by necessary existing and new infrastructure in the area.

CHE02: Land at Station Road, Cheddington

The site as shown on the Policies Map is allocated for an assumed number of 365 dwellings.

Development of this site will be supported where it:

1. Delivers residential development which makes best use of station location.
2. Mitigates identified cross-boundary infrastructure impacts including but not limited to highways and education.
3. Provides safe, direct and attractive active travel connections to Cheddington railway station.
4. Proportionately contributes to off-site transport improvements including.
   1. Delivery of the Horton bypass
   2. Delivery of a new railway bridge and associated westbound road to enhance the existing station road railway crossing.
   3. A new bus route to facilitate direct journeys to Aylesbury via Wingrave
   4. Active travel routes to nearby settlements
5. Retains and improves the tree lined frontage to the site where the current TPO is.
6. Appropriate SANG and SAMM mitigation is in place, in line with policies NE12, NE13, NE14 and the latest Mitigation Strategy. The site lies within the Zone of Influence of Chilterns Beechwoods SAC.
7. Does not prejudice the delivery of the Cheddington NESS site.
8. It is supported by necessary existing and new infrastructure in the area.

CHE03: Land north of Reynolds Mead, Cheddington

The site as shown on the Policies Map is allocated for an assumed number of 355 dwellings.

Development of this site will be supported where it:

1. Provides safe and suitable access and egress.
2. Mitigates identified cross-boundary infrastructure impacts including but not limited to highways and education.
3. Provides safe, direct and attractive active travel connections to Cheddington railway station.
4. Proportionate contribution to off-site transport and access improvements including:
   1. Delivery of the Horton Bypass
   2. Delivery of a new railway bridge and associated westbound road to enhance the existing station road railway crossing.
   3. new bus route to facilitate direct journeys to Aylesbury via Wingrave
   4. Active travel routes to nearby settlements
5. Enhances and reinforce landscape buffer to the north of the site to mitigate impacts on wood pasture priority habitat, landscape setting and wider views.
6. Conserves and where appropriate enhances the significance and setting of heritage assets, including the Mentmore Conservation Area and Registered Park and Garden
7. Provides a robust landscape strategy, including buffering, planting and layout, to mitigate visual impacts and protect important views and landscape character assessment.
8. Protects and enhances on-site and adjacent ecological assets, including priority habitats and protected species, informed by ecological assessment and delivering biodiversity net gain.
9. Provides appropriate SANG and SAMM mitigation, in line with policies NE12, NE13, NE14 and the latest Mitigation Strategy. Permission will not be granted until SANG and SAMM mitigation is in place.
10. Does not prejudice the delivery of the Cheddington NESS site.
11. It is supported by necessary existing and new infrastructure in the area.

Policy TIN01: Land at Parsonage Farm, Barton Road and west of Wood Lane, Tingewick

The site as shown on the Policies Map is allocated for an assumed number of 175 homes.

New development will be supported where it:

1. Provides vehicular, pedestrian and cycle access from the western field through to the eastern part of the site.
2. Improvements to walking, cycling and wheeling are delivered along Stockley Lane and Cross Lane to access amenities and services on Main Street
3. Provides improved pedestrian and cycle connections on Barton Road and Wood Lane into the village.
4. Conserves and enhances the setting of listed buildings fronting Upper Street and the Tingewick Conservation Area and its setting.
5. Provides ecological buffers to retain and supplement the existing trees and hedgerows on all boundaries.
6. Incorporates landscape features to mitigate adverse noise impacts to this site from the A421.

Policy PAD01: Land southwest of Buckingham Road, Padbury

The site as shown on the Policies Map is allocated for an assumed number of 210 dwellings.

Development of this site will be supported where it:

1. Accords with a comprehensive masterplan, 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.
2. Can demonstrate that appropriate vehicle access to all parts of the site can be achieved.
3. Is demonstrated that there is suitable interface between the development and the Padbury Conservation Area, the Local Green Space designation for playing fields, Millennium Woods, Padbury School, and existing housing.
4. Demonstrates that appropriate pedestrian access can be delivered through the site connecting Main Street, Lower Way, the Local Green Space designation for playing fields, Millennium Woods, Padbury School, and existing housing.

Policy SMA001: Small site allocations for residential and residential-led mixed use development.

1. The sites listed in Appendix K and shown on the Policies Map, are allocated for residential or residential-led mixed use development and associated uses. They will be developed in accordance with the relevant Local Plan policies and any key development requirements are listed within Appendix K for each site.
2. All sites will need to make appropriate financial contribution to any necessary infrastructure requirements, including towards additional capacity in local schools and health facilities.

Policy HIW10: High Wycombe Central Business Centre

Land shown on the policies map is allocated for employment development within the Central Business Centre.

Development proposals will be supported where they:

1. Deliver approximately 0.4ha of high-quality employment floorspace, including offices, research and development, and other business uses within Use Class E(g), alongside compatible industrial uses where appropriate.
2. Support the regeneration of High Wycombe town centre by intensifying employment uses, enhancing the quality of the business environment, and contributing to a vibrant, mixed and economically active centre.
3. Contribute to the delivery of modern, flexible workspace that meets the needs of growing sectors, supports productivity, and attracts investment and higher value jobs.
4. Other uses that deliver economic development such as public and community uses, and main town centre uses will also be supported, where they:
   1. support the business uses of the area,
   2. are of small scale and nature that does not prejudice the delivery of employment floorspace,
   3. generate employment and increase footfall.
   4. complement the role of the area in character and function.

Policy PRI03: Princes Estate Expansion, Princes Risborough

1. Land shown on the Policies Map is allocated for a new Key Employment Area as a northern expansion of the Princes Estate.

2. Development proposals in the expanded Business Park as identified on the Policies Map will be supported where they:

a. Provide approximately 4ha of land for employment development as part of the expansion area to the Princes Estate

b. Are for employment generating uses in use class E(g), B2, B8 and sui generis employment generating uses.

c. Develop the whole site, or if for a part of the site demonstrate a proposal would not compromise delivery and would not prejudice the comprehensive development of the site.

d. Create a layout and design that has regard to its visual impact from the Chilterns National Landscape and the Ridgeway National Trail, open character of the area and the setting of Horsenden Conservation Area.

e. Provide safe access and parking arrangements in accordance with current parking standards.

3. Residential development will not be supported as it would prejudice the delivery and operation of the employment allocation.

4. Provide financial contributions towards strategic active travel links between Princes Risborough, Longwick and Chinnor.

Policy PRI04: Land north of Lower Icknield Way, Princes Risborough

1. Land north of Lower Icknield Way as shown on the Policies Map is allocated for a new Key Employment Area to deliver approximately twelve hectares of employment land.
2. Development proposals will be supported where they:
   1. Deliver approximately 12ha of employment land for employment generating uses in use class E(g), B2, B8 and other suitable sui generis employment generating uses where they are compatible with the overall function of the site.
   2. Respond sensitively to the site’s prominent location, including its visibility from the Chilterns National Landscape and the Ridgeway National Trail, through high-quality design, layout and structural landscaping.
   3. Retain and enhance existing trees and hedgerows along site boundaries and stream corridor.
   4. Provide appropriate landscape buffers to the stream corridor, existing tree belts and site boundaries, including new hedgerow planting along the southern boundary and within the site to mitigate visual impacts.
   5. Provide safe and suitable access from Lower Icknield Way
3. Secure appropriate financial contributions towards strategic active travel improvements, including the Princes Risborough to Chinnor route.

Policy AST02: Land to the rear of 1-87 Weston Road, Aston Clinton

The site as shown on the Policies Map is allocated for 4.5ha of employment land comprising of a mix of E(g)(i), E(g)(ii) and E(g)(iii).

1. Proposals should comply with the following criteria:
   1. Support the continued development and expansion of Halton Brook Business Park, including opportunities for businesses within the medical technology and related sectors.
   2. Sui generis uses and ancillary uses within other use classes for medical technology uses will also be supported where they do not conflict with adjacent land uses and do not prejudice delivery of adjoining land.
   3. Development should come forward in a comprehensive manner, including safe highways access, which does not prejudice the development of the neighbouring site, SMA001 Land at Weston Road, Aston Clinton.
   4. Retention and enhancement of hedgerow and trees on western boundary

Policy STM02: Bucks Goat Centre and Layby Farm, Stoke Mandeville

The Bucks Goat Centre and Layby Farm site, as shown on the Policies Map, is allocated for approximately one hectare of employment land (Use Class E(g)).

1. Development proposals will be supported where they:
   1. Deliver approximately one hectare of employment land development within Use Class E(g), supporting offices, light industrial and research and development uses that contribute to the local economy.
   2. Support the continued operation of the Bucks Goat Centre as an established visitor attraction where this is compatible with the wider redevelopment of the site or clearly accommodate its reconfiguration or relocation where this would enable a more comprehensive and sustainable form of development.
   3. Support the retention or appropriate reprovision of land currently occupied by educational uses, including associated buildings and parking, where this contributes to the overall sustainability and functionality of the site.
   4. Provide a high-quality employment environment, incorporating appropriate servicing, access and layout to support light industrial and business uses.
   5. A statement should be provided to demonstrate how the proposal supports the objectives of the Buckinghamshire Economic Growth Plan, including contributing to a diverse and resilient economy and supporting local business growth.
   6. Ensure that development is brought forward in a coordinated and comprehensive manner, informed by a site-wide masterplan that addresses land uses, having regard to site constraints, access arrangements, layout and the integration of existing and proposed uses relationship with surrounding land uses.
   7. Respond sensitively to the character of the surrounding area, including ensuring building heights and massing are appropriate in relation to neighbouring properties, including nearby residential bungalows, and incorporating high-quality materials such as timber cladding and red brick to reflect local character.
   8. Ensure a carefully considered layout of any associated parking.
   9. Retain the mature trees, hedgerows and landscaping along the boundaries of the area, along with appropriate buffers, reinforced as part of any associated landscaping scheme which would be required.
   10. Provide a financial contribution to the Southeast Aylesbury Link Road project.

Policy STK01: Land to the rear of Stokenchurch Business Park

The site as shown on the Policies Map is allocated for 2.6ha employment land comprising of a mix of E(g)(iii), B2 and B8.

1. Proposals should comply with the following criteria:
   1. Proposals must be supported by a Landscape and Visual Impact Assessment and adopt a landscape-led approach to design. Development should demonstrate how the layout, scale, appearance and landscaping conserves and enhances the Chilterns National Landscape, with impacts avoided or minimised and landscape enhancements delivered.
   2. Development must provide appropriate vehicular and pedestrian connections to the existing Stokenchurch Business Park, ensuring the site functions as an integrated extension of the wider employment area.

Policy LOC02: Land off Drakes Drive, Long Crendon

1. Land off Drakes Drive, Long Crendon, shown on the policies is allocated for a 29ha mixed-use employment led development comprising of approximately 7.7ha of employment land alongside leisure uses.
2. Development proposals will be supported where they:
   1. Deliver approximately 7.7ha of employment land within Use Class E(g), B2 and B8.
   2. Deliver a layout and mix of uses that are compatible with nearby residential areas, enhance local services, and support the economic vitality of Long Crendon and the wider area.
   3. Provide or contribute towards enhancements to public transport services and infrastructure, including improvements to bus connectivity serving the site and the wider Industrial Estate.
   4. Respond appropriately to the site’s flood risk constraints by directing built development to areas at lowest risk (Flood Zone 1), informed by a site-specific Flood Risk Assessment and in accordance with the Level 2 Strategic Flood Risk Assessment. No employment or leisure uses (less vulnerable) to take place in areas of Flood Zone 3b. store
   5. Retain and enhance key environmental features, including:
      1. the existing river corridor and associated habitats
      2. existing field pattern and hedgerows
      3. trees along the river corridor.
   6. Incorporate a strong landscape framework, including woodland planting, to provide visual screening, mitigate impacts on the rural landscape, and create a well-integrated edge to the site.
   7. Provide leisure uses that complement, and do not compete with, existing local facilities, delivering accessible community benefits such as recreation, health, wellbeing, or family-oriented activities.
   8. Are supported by a comprehensive site-wider masterplan demonstrating the nature of land uses in response to flood risk, active travel corridors and connections to Long Crendon and Thame, how the development supports the objectives of the Long Crendon Neighbourhood Plan and local active travel aspirations.
   9. Provide safe, direct and attractive walking and cycling connections to Long Crendon, Thame and surrounding areas, including.
      1. upgrades to existing routes to the north and south of the site, designed in accordance with latest active travel standards (including LTN 1/20), with provision for segregated cycle infrastructure where feasible,
      2. improved crossing provision on Thame Road to enable safe and convenient pedestrian and cycle access,
      3. provide contributions towards the delivery of strategic cycling and walking routes, including links between Long Crendon, Thame, Haddenham and Aylesbury, and access to Haddenham & Thame Parkway station.
      4. support for cross-boundary delivery of active travel routes where required.

Policy IVE01: Pinewood Studios, Iver Heath

1. Strategic role and principle of development Pinewood Studios is designated as a Strategic Employment Area. The Council will support its continued growth and development as a nationally and internationally significant hub for film, television and creative industries activity as set out the Buckinghamshire Economic Growth Plan.
2. The Council will support the intensification, modernisation and redevelopment of Pinewood Studios for creative industries and associated uses where consistent with the criteria of this policy.
3. Primary use - Creative Industries
4. The primary use of the site will be development supporting the creative industries, with a particular focus on film, high-end television (HETV) and media production.
5. This includes:
   1. Production activities, including pre-production, filming and post-production.
   2. Supporting uses such as studios, stages, workshops, offices, storage and associated infrastructure.
   3. Research, development and innovation related to film, television and digital media production.
   4. Education, training and skills development, including incubation and specialist facilities that support the growth of the sector.
   5. Ancillary uses that are directly related to and support the functioning of the site.
6. Supporting modern economy uses
   1. The site will also contribute to uses associated with the modern economy as defined in national policy, particularly digital infrastructure and technologies, including data centres where they support Buckinghamshire's strategic economic objectives and are compatible with the continued operation and growth of Pinewood Studios as a creative industries hub.
7. Redevelopment and alternative uses
8. Proposals for redevelopment or re-use of all or part of the site for other uses will only be permitted where all the following criteria are met:
   1. it is robustly demonstrated that there is no reasonable prospect of the site being retained for creative industry, TV or film-production related employment uses; and
   2. the proposal would be for a high-quality employment generating use which contributes to Buckinghamshire’s growth sectors and strategic economic priorities; and
   3. the scale, form and extent of development would not result in a significant increase in the developed footprint of the site, unless this is clearly justified, and
   4. The proposal will provide or, where agreed by the Council, make contributions to sustainable transport links and strengthen sustainable transport connections to nearby settlements.
   5. the proposal would incorporate substantial landscaping, mitigation of its environmental impacts and impacts on local transport and other infrastructure.
   6. the proposal avoids adverse impacts on the species and habitats of conservation significance supported by the adjacent Black Park Country Park. Where impacts cannot be avoided, appropriate mitigation and compensation measures must be secured.

Policy TIN02: Land at Former Finmere Aerodrome, Tingewick

1. The site, as shown on the Policies Map, is allocated as a new Key Employment Area to deliver approximately 27 hectares of employment land, comprising industrial and logistics uses (Use Class E(g), B2 and B8).
2. Development proposals will be supported where they:
   1. Deliver approximately 27ha of employment land as part of a comprehensive, masterplanned and employment-led scheme, primarily for industrial, storage and distribution uses, within a landscape-led framework that responds to the site’s sensitive rural context.
   2. Focus on utilising previously developed (brownfield) areas of the site, making efficient use of land while respecting environmental and heritage constraints.
   3. Provide safe and suitable vehicular access from the A421, including any necessary improvements to the local and strategic highway network, informed by appropriate transport assessment and modelling, including the impact of heavy goods vehicles on the surrounding road network and nearby service areas.
   4. Provide a turning circle for buses as part of the design layout to support sustainable transport options into the site and a contribution towards enhancing bus connectivity.
   5. retain and enhance public rights of way, with integration into the wider green infrastructure network.
   6. Be landscape led in design, informed by a Landscape and Visual Impact Assessment, and respond sensitively to the site’s prominence and rural edge-of-settlement location, incorporate a high-quality and appropriate materials palette that reflects local character and minimises visual impact, include structural landscaping, including new woodland planting, tree clustering and dense hedgerows to create a strong landscape framework and provide substantial landscape buffers along sensitive boundaries with the open countryside, with built development set back from site edges
   7. Provide appropriate buffering and mitigation to conserve and enhance the setting of Tingewick Conservation Area
   8. Provide structural landscaping, sufficient ecological buffers and green infrastructure, including protection of nearby Ancient Woodland.
   9. Provide high-quality design and layout that mitigates landscape and visual impacts, reflecting the site’s rural edge-of-settlement context.
   10. Deliver necessary utilities and digital infrastructure to support modern employment uses.
   11. Address archaeological constraints, including the requirement for evaluation (such as geophysical survey and trial trenching) where appropriate, given the site’s location within an Archaeological Notification Area and proximity to a Roman road.
   12. Provide a statement demonstrating how the site contributes to the strategic priorities of the Buckinghamshire Economic Growth Plan which includes delivering high-quality employment development that supports job creation, productivity, and growth in modern logistics and industrial sectors.

Policy WET01: Land at Rectory Farm, New Road, Weston Turville

1. The site as shown on the Policies Map is allocated for employment development comprising approximately 2.3ha of Use Classes E(g), B2 and B8 floorspace.
2. Proposals should comply with the following criteria:
   1. Provision of approximately 2.3ha of employment floorspace, with flexibility across Use Classes E(g), B2 and B8.
   2. Development should be delivered in a manner that is well integrated with the wider Hampden Fields (AGT4) allocation, including alignment with the agreed masterplan and phasing strategy.
   3. Safe and suitable vehicular access from New Road, with contributions where necessary to wider strategic highway improvements associated with Hampden Fields.
   4. Provision of pedestrian and cycle connections linking the site to surrounding employment areas and nearby residential communities.
   5. Implementation of landscape buffers and boundary treatments to mitigate impacts on nearby residential areas and the surrounding countryside.
   6. High-quality design that ensures operational compatibility between employment uses and adjoining development.
   7. Development should not come forward in a manner that would prejudice the comprehensive delivery of adjoining employment land within AGT4.

Policy MAR01: Marlow Film Studios, Little Marlow

1. Land at Marlow Film Studios, as shown on the Policies Map, is allocated for development as a film and television studio complex. The site shall be used primarily for film, high-end television (HETV) and media production, supporting the growth of the creative and digital industries.
2. Development proposals will be supported where they:
   1. Deliver a comprehensive and operational film, high end television (HETV) and media production studio use as the primary function of the site. This includes:
   2. Support production activities, including pre-production, filming and post-production.
   3. Support uses such as studios, stages, workshops, offices, storage and associated infrastructure, including outdoor space such as backlot and unit bases.
   4. Include research, development and innovation related to film, television and digital media production.
   5. Provide education, training and skills development, including cultural and skills facilities, and specialist facilities that support the growth of the sector.
   6. Provide ancillary uses that are directly related to and support the functioning of the site.
   7. Deliver transport mitigations including Westhorpe interchange improvements and provision of a new pedestrian and cycle bridge across the A404 to Parkway, improve existing PRoWs, and provided new pedestrian and cycle links, to Marlow station and Bourne End,
   8. Include proposals which provide for and make contributions to sustainable transport links and strengthen sustainable transport connections to nearby settlements.
   9. Incorporate substantial landscaping, mitigation of its environmental impacts and impacts on local transport and other infrastructure. and
   10. Are supported by a statement demonstrating how the development contributes to the Buckinghamshire Economic Growth Plan and supports growth in the creative and digital sectors.

Development criteria

3. All proposals must demonstrate that they:

1. Protect the openness of the Green Belt and are consistent with national Green Belt policy.
2. Do not result in unacceptable impacts on the amenity of neighbouring properties, including from noise, traffic or other disturbance.
3. Conserve and, where appropriate, enhance the rural landscape character of the surrounding area, about the setting of the Chiltern National Landscape.
4. Conserve the significance of heritage assets, and their settings, including Grade listed buildings at Westhorpe House and Corners Cottage and the Little Marlow Conservation Area.
5. Creates a high quality built and semi-natural environment.
6. Proposals must retain and enhance existing habitats where practicable, including the creation of linkages, including green corridors, with surrounding wildlife assets and surrounding communities.
7. Deliver high-quality design, layout and materials appropriate to the site’s rural edge-of-settlement context.

WES01: Westcott Enterprise Zone and Venture Park

1. The site, as shown on the Policies Map, is allocated as a Strategic Employment Area covering 268 hectares. The allocation is expected to deliver approximately 65 hectares of employment land comprising research and development, light industrial, general industrial and storage and distribution uses (Use Classes E(g), B2 and B8).

Principle of development

2. Proposals which support the economic function and growth of Westcott Venture Park, including the designated Enterprise Zone, will be supported.
3. This includes the following uses:
   1. Employment uses within Use Classes B2, B8 and E(g)(i–iii). Proposals which demonstrate strong links to the site’s key sectors and have significant potential to contribute to productivity growth will be particularly supported.
   2. Sui generis uses closely related to and compatible with the uses in (a), where they do not undermine the primary employment function of the site.
   3. New employment development, including the intensification, renewal and upgrading of existing employment premises.
   4. Research, innovation, education and training use, including further education and skills provision that supports the development of the site as a centre of excellence in space, robotics, drones and advanced engineering.
   5. Ancillary and supporting uses required to support the operation and attractiveness of the site, including staff facilities, training spaces, and small-scale hotel or conference facilities in appropriate locations.
   6. Small-scale temporary residential accommodation for workers and visitors where this is necessary to support innovation, testing and operational requirements associated with the site. Such accommodation should:
      1. be time-limited in occupation.
      2. remain ancillary to the primary employment function of the site.
      3. be occupied only by employees, contractors, researchers, trainees or visitors connected to businesses operating at Westcott.
      4. not function as general market housing; and
      5. be secured through planning conditions or legal agreement.
   7. Accommodation for students, apprentices and employees, where it is directly related to and supports the economic function of the site.
   8. Limited small-scale market housing, only where it can be robustly demonstrated that:
      1. it supports the operational needs of the site; and
      2. it would not prejudice the primary employment function, viability or long-term operation of the site.
      3. Supporting infrastructure, including transport and digital infrastructure, necessary to support the continued growth and function of the site.

Economic integration and benefits

4. All proposals must demonstrate how they will support:
   1. local supply chains.
   2. local skills development and employment, including in accordance with Policy EC3; and
   3. Buckinghamshire’s wider economic resilience and productivity.

Development criteria

5. All proposals will be required to demonstrate that they:
   1. Improve the sustainability of the site, including by enhancing opportunities for sustainable travel and delivering improved connectivity to Aylesbury, Bicester and the wider area, including links to the Bucks Greenway.
   2. Promote, prioritise sustainable transport measures, and reduce reliance on the private car where possible.
   3. Do not result in unacceptable impacts on the amenity of neighbouring uses, including through noise, disturbance or other environmental effects.
   4. Conserve and, where appropriate, enhance the rural setting and visual character of the surrounding countryside, with suitable mitigation where necessary.

Policy DAD01: Silverstone Circuit and Silverstone Park, Dadford

1. Principle of development
   1. Silverstone Circuit and Silverstone Park, including the Enterprise Zone, will be supported as an internationally significant destination for motorsport and as a leading location for high-performance engineering, business, education, leisure and entertainment uses.
2. Development proposals will be supported where they contribute to the ongoing development and enhancement of the site in accordance with its strategic role.
3. This includes:
   1. Motorsport-related development, including the enhancement of track and event facilities, and proposals that reinforce Silverstone’s role as the home of British motorsport.
   2. Employment uses, including new development, intensification, and the upgrading of existing premises at Silverstone Park and the Technology and Research Business Park, particularly those supporting automotive, advanced manufacturing and high-performance engineering sectors.
   3. Research, innovation, education and training use, including facilities which support skills development and partnerships with institutions such as Silverstone University Technical College (UTC), to reinforce the site’s role as a centre of excellence.
   4. Supporting and complementary facilities directly related to motorsport, engineering and associated industries.
   5. Leisure, recreation, entertainment and hotel use, where they are compatible with and support the primary function of the Circuit and associated activities.
   6. Accommodation for students, apprentices and employees, where it is directly related to the operation of the site and supports its economic function.

Development criteria

4. All proposals must demonstrate that they:
   1. Do not result in unacceptable impacts on the amenity of neighbouring communities, including from noise, traffic or other disturbance.
   2. Provide, or where appropriate contribute to, improved sustainable transport infrastructure and enhance connectivity to nearby settlements.
   3. Conserve and, where appropriate, enhance the rural landscape character of the surrounding area.
   4. Conserve the significance of heritage assets, including the archaeological importance of Luffield Priory, and their settings.