RAF Halton SPD

Policy ref:

VALP D-HAL003 Policy criteria

SPD response

Expected Delivery Mechanism

a.

Provision of land for at least 1,000 dwellings during this plan period 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

Using background evidence, stakeholder engagement and site analysis, the SPD identifies sufficient land to deliver at least 1000 homes whilst retaining the openness of the Green Belt. Informed by the engagement process in particular, the SPD identifies a number of 'land swaps' to enable to formation of efficient development blocks that maximise opportunities for residential development residential whilst improving the openness of the Green Belt and enable better connected Green Infrastructure. The proposed demolition of some existing buildings is intended to further limit the impact of new development on the openness of the Green Belt and also to enhance the setting of the Registered Park and Garden of Halton House.

The SPD confirms the Council's preferred approach to the extent and location of built development and to the retention of heritage assets, especially the NDHAs. The SPD suggests the indicative approach to density. Final quantum of development, layout and densities will be agreed through Outline Planning Applications (OPA) and outcomes of the Environmental Statement, and through subsequent Reserved Matters Applications (RMAs).

b.

Be 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 AONB

The SPD uses a landscape-led approach which is integral to the Vision and Key Principles for the site and with guidance for its delivery set out in the landscape strategy and series of landscape principles. The SPD aims to retain at least 50% of the site area as a multi-functional network of public green spaces and habitats, to form a mature and highly attractive green setting for the proposed residential neighbourhoods and local centre. A series of Landscape Principles sets out guidance to inform the preparation of planning applications, whilst individual landscape features across the site each have their own requirements. The four character areas identified in the SPD support a finer grain of detail that responds to the characteristics of different parts of the site and its immediate surroundings.

Planning applications will need to have regard to the landscape strategy and principles in the SPD when setting out the layout of new development. The landscape strategy includes the retention of the existing sport and leisure facilities on site and these will be identified as part of future planning applications and will also require consideration when developing the approach to long term stewardship and maintenance of these facilities.

c.

Provision of junction improvements onto the B4009 Upper Icknield Way

Upper Icknield Way is one of two primary roads which will provide vehicular access to the site. It will continue to function as a through route for traffic, but junction improvements and changes to the character of the road within the site will increase the focus on providing a safe and attractive environment for pedestrians and cyclists.

The nature of junction upgrade requirements will be agreed following transport modelling as part of a future planning application. VALP Policy T5: Delivering Transport in New Development requires the provision of mitigation to offset any unacceptable transport impacts of new development, with a requirement for the submission of a transport statement or assessment and a transport assessment to promote sustainable travel patterns. Delivery of junction improvements to be agreed through planning application and Section 278 agreement.

d.

Provision for public transport into Wendover and to surrounding areas

The SPD Movement and Access section proposes that all dwellings should be located within 300m of a bus stop, with improvements to bus routes serving Upper Icknield Way and Chestnut Avenue sought, and connecting the site to Wendover and Halton Village

As for policy requirement c. above, planning applications should be accompanied by the submission of a transport statement or assessment and a transport assessment to promote sustainable travel patterns as part of mitigation measures to off set the impact of new development.

e.

Establishment of and safeguarding for a network of cycling and walking links to and from Aylesbury Town and to the wider area

The SPD proposes the following elements as part of the connected network of on-street and off-street routes: New walking and cycling routes located within green corridors and along the east -west avenue providing walking and cycling connection across the site. DDA compliant, alternative low gradient routes that will provide easy walking and cycling routes around the neighbourhood taking into consideration the topography of the site and the accessibility issues that this may bring. Safe crossings points on Upper Icknield Way and Chestnut Avenue and at the junction of these two streets including greater use of the existing subway through an appropriate development layout. Connections to existing and planned strategic walking and cycling network including links to: Wendover Station and town centre Halton village Wendover Woods Grand Union Canal towpath, Greenway, Amber Way, Marrow Way and Gardenway Improved walking and cycling facilities along the B4009. This could include the opportunity for an e-bike hire scheme.

Planning applications to confirm location and nature of the walking and cycling network, using the guidance in the SPD. Delivery to be agreed through the planning application(s) and S106 agreement

f.

Provision of 50% green infrastructure, to reflect the high level of open space already present on the site including green corridors, to link to other new development areas and the wider countryside

The SPD provides 50% green infrastructure across the site, in line with the requirements of the policy. The 50% green infrastructure will be ANGST compliant, and meets the requirements of Policy I1 in the adopted VALP.

Delivery of 50% green infrastructure to be delivered through the planning application(s) and design statement/ landscape and GI strategy. Land use budget to prove that the appropriate amount of GI is achievable.

g.

Provision of land, buildings and car parking for a combined primary school including playing field provision

Land for a 2FE primary school, with safeguarded land to increase to enable future expansion to 3FE, with associated parking and playing pitch/playing field provision is identified on land north of Chestnut Avenue. The location of the primary school is close to the proposed local centre and the existing sports facilities on the south side of Chestnut Avenue. The size of the site for the primary school is in accordance with Buckinghamshire Education standards and car parking provision will be in line with the DfE Guidance for School Design. The SPD identifies the potential to explore shared car parking for the school, local centre and sports facilities. The SPD sets out a number of principles to guide the design of the primary school

Planning application to demonstrate the location of the primary school and to deliver the necessary amount of land take. Phasing/ trigger points for delivery of thr school to be based on the infrastructure requirement and delivery timescales table in SPD section 4.3. Delivery to be achieved through S106 agreement.

h.

Provision of land, buildings and car parking for a new local centre including community hall.

Land for a local centre is identified on land north of Chestnut Avenue. The location of the local centre is close to the proposed primary school and the existing sports facilities on the south side of Chestnut Avenue enabling shared trips and the potential to share car parking facilities across a number of uses. The size of the local centre in the SPD is based on the guidance in the Aylesbury Garden Town Masterplan. The SPD sets out a number of principles to guide the design of the local centre.

Planning application to demonstrate the location of the local centre and to deliver the necessary amount of land take. Develop to deliver the commercial element of the local centre. Delivery of any community use/ non-commercial or non-residential uses to be achieved through S106 agreement.

i.

The conservation and enhancement of heritage assets and their settings whilst ensuring viable uses consistent with their conservation

The SPD includes a strategy for dealing with the heritage assets on-site, based on engagement with stakeholders, including Council officers and Historic England. In addition to the designated heritage assets, during the preparation of the SPD, the Council identified a number of Non-Designated Heritage Assets (NHDAs)on the site which are important in confirming local character. There is a strong presumption in favour of retaining the NHDAs and any proposed for removal at the planning applications stage will require justification. The SPD proposes the removal of some existing built structures on the edge of the site, within the setting of heritage assets, such as the RPG and the Scheduled Ancient Monument to improve the relationship between the built form and the assets. To improve interpretation of the heritage assets, the SPD identifies an opportunity for a heritage trail around the site.

Reuse of the listed Groves and Henderson Barracks will require more work to understand potential for conversion. Planning application stage – will need to demonstrate justification for removal of any heritage assets; and also archaeological survey

j.

The retention of existing sports facilities as part of a long-term strategy for sport and recreation to serve new residents and the existing community.

The SPD proposes the retention of the existing sports facilities in the form of a sports and leisure hub, including the retention of the Nuffield Pavilion. The SPD suggests using the hub as a green feature linking the new development with Halton Village.

The SPD incorporates the existing sports facilities into the community and activity hub along Chestnut Avenue. Planning applications will be expected to demonstrate retention of the existing facilities and will need to consider the approach to the long term management and maintenance of these facilities.

Phasing & Delivery Programme

Development of this site will come forward towards the latter part of the plan period as the site will not be fully released until 2025. Further detail about phasing and implementation will be set out in the masterplan SPD for the site

The SPD updates the delivery timescale as the site is now planned for release by 2027. Due to uncertainty as to the timing of the release of the whole site, and the DIO's approach to the sale of the site, a phasing plan is not to be included in the SPD, instead, the Delivery section includes a table to required infrastructure which suggests trigger points and broad timescales for the delivery of infrastructure relative to the delivery of new homes.

Implementation Approach

Development at RAF Halton will come forward towards the latter end of the Plan period, and only once a masterplan SPD for the allocation has been prepared and adopted by the council. Proposals for development within the RAF Halton Strategic Site Allocation will be expected to demonstrate how they deliver a comprehensive redevelopment of this site and positively contribute to the achievement of the SPD and the Aylesbury Garden Town principles as set out in Policy D1

The Masterplan SPD is likely to be adopted by Buckinghamshire Council by the end of 2023, following a period of public consultation in September-October. The SPD is clear that the Council's preferred approach is for the site to come forward in a comprehensive manner, ideally through a single planning application.