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BERRYFIELD DEVELOPMENT BRIEF Finished March 2004.Qxd DEVELOPMENT BRIEF B E R R Y F I E L D S M D A D E V E L O P M E N T B R I E F M A R C H 2 0 0 4 DEVELOPMENT BRIEF CONTENTS PAGE 1.0 INTRODUCTION 4.0 B URBAN DESIGN FRAMEWORK 1.1 to 1.4 Introduction 3 4.75 to 4.8 1 Introduction 19 1. 5 The Development Brief 4.82 to 4.8 6 Density 4.87 to 4.9 4 Built Elements 20 2.0 BACKGROUND 4.95 to 4.13 2 Character Areas 2. 1 Introduction 4 4.133 to 4.13 4 Materials Strategy 23 2.2 to 2.3 The Consortium 4.135 to 4.139 Accommodating the Car 2.4 to 2.7 Site Location 4.140 to 4.14 5 Infrastructure and Design 2.8 to 2.12 Site Description 4.14 6 Contemporary Design 24 2.1 3 Planning Context 4.147 to 4.14 9 Sustainability - Design Agenda 2.14 to 2.16 Buckinghamshire Structure Plan 5 2.17 to 2.24 Aylesbury Vale District Local Plan 4.0 C DESIGN CONTEXT 2.25 to 2.28 Conclusion 7 4.150 to 4.151 Introduction 25 4.152 to 4.15 6 Historic Development 3.0 SITE ANALYSIS: CONSTRAINTS AND 4.157 to 4.16 1 Building Materials OPPORTUNITIES 4.162 to 4.16 4 Settlement Layout / Grouping 3.1 to 3.3 Introduction 8 4.165 to 4.167 Building Shape and Form 26 3.4 to 3.17 Transportation and Movement 3.18 to 3.29 Ecology 9 5.0 CONCLUSION 3.30 to 3.41 Archaeolog 5.1 to 5.2 The Local Plan 27 3.42 to 3.56 Landscape and Visual Analysis 10 5.3 to 5.5 Planning Process 3.57 to 3.69 Surface Water Drainage & Flood 11 Alleviation APPENDIX 1 AYLESBURY VALE DISTRICT LOCAL PLAN 4.0 DEVELOPMENT OF THE SITE GENERAL POLICIES / AYLESBURY POLICIES 28 4.1 to 4.7 Vision 12 4.8 to 4.14 Structuring Elements 12 APPENDIX 2 LOCAL DESIGN REFERENCES FOR THE 4.0 A THE MASTER PLAN BERRYFIELDS MDA 29 4.15 to 4.18 Introduction 14 4.19 to 4.25 Housing 15 APPENDIX 3 4.26 to 4.54 Transport and Movement BIBLIOGRAPHY 30 4.55 to 4.58 Employment 17 4.59 to 4.63 District Centre and Secondary Places 4.64 to 4.68 Education Facilities 4.69 to 4.74 Playing Fields and Open Spaces 18 SECTION 1 - CONTENTS p2 DEVELOPMENT BRIEF 1.0 INTRODUCTION Introduction 1.1 This Development Brief has been prepared by Aylesbury The Development Brief Vale District Council in partnership with the Berryfields Consortium for the proposed Berryfields Major Development 1.5 The format of the Development Brief is as follows: Area (MDA). A draft Brief was issued for a six-week period of public consultation in June/July 2002. The responses Chapter 2 provides an introduction to the project including received during the public consultation period have been reference to the site and its context and includes a taken into account in the preparation of this document. The summary of relevant planning policy. Development Brief has been adopted by the District Council as Supplementary Planning Guidance (SPG). Chapter 3 summarises the environmental and technical appraisals that have been undertaken as part of a long 1.2 The Brief : running assessment of the site including: • provides a detailed analysis of the site and its • movement / transportation; context including a summary of the planning • landscape; policy position and analysis of the known • ecology; constraints & opportunities which make the site well • archaeology; and suited to development; • surface water and drainage. • examines the local and wider effects of the development, including those arising from the The key constraints and opportunities for development and integration of the development with Aylesbury town; the main implications that arise from this analysis are also and identified. • describes the main elements of the proposals and indicates, in the form of a master plan and Chapter 4 describes the form and main elements of the written description, the way in which the proposal to create a sustainable urban extension to the town development is to be achieved. of Aylesbury. The master plan illustrates the most up-to-date design approach for the development of the site. The 1.3 The objective of the Development Brief is to provide further location, scale and (where appropriate) design approach for guidance than is contained in the Aylesbury Vale District each of the key land uses are described in the Brief. The Local Plan (AVDLP) on the way in which the MDA is to be Brief also outlines a preliminary programme for phasing, implemented. The form of development proposed accords a description of the measures proposed to accommodate with the concept of a sustainable urban extension as movement to and from Berryfields as well as circulation defined in Planning Policy Guidance note (PPG) 3: Housing within it are also set out. (March 2000). In accordance with this concept, the proposals are for a mixed-use community that provides jobs The final chapter of the Brief sets out the procedure by which and services close to where people live and thereby reduces the development proposals at Berryfields are to be the need to travel. To facilitate movement where travel is progressed. This includes reference to the timetable for necessary, a range of public transport improvements is adopting the AVDLP, continued liaison with the developers proposed as well as enhancement of cycling and and discussions with the County Council and other statutory pedestrian links. and non-statutory organisations. 1.4 The proposals will be the subject of an Environmental Impact Assessment (EIA) to identify the significant effects of the development on the environment. The EIA process ensures that the proposals are formulated in response to a detailed understanding of relevant technical and environmental constraints and opportunities. An Environmental Statement (ES), setting out the findings of the EIA process, will be submitted to the District Council in support of the outline planning application for the MDA. SECTION 1 - INTRODUCTION p3 2.0 BACKGROUND Site Location Introduction 2.4 Aylesbury is the county town of Buckinghamshire and is 2.1 The Berryfields MDA covers some 195 ha, straddling the located to the north of the Chiltern Hills. The name Berryfield A41 on the north-west edge of Aylesbury. The delivery of is given to an area of land located on the north-west edge of comprehensive development at Berryfields is an important Aylesbury between Fleet Marston in the west and a tributary part of the Council’s strategy to meet the development needs of the River Thame to the east. It is within this area that the of the District, including land for housing, employment and Berryfields MDA is located, within 2.5 km of Aylesbury town other uses. A Consortium has been formed to progress centre. (Refer to Figure 1) proposals for the site and to manage the implementation of the project to ensure these needs are met. 2.5 The site benefits from a strong connection with the northern part of Aylesbury, most notably via the A41 (Bicester Road) The Consortium that extends from the town centre north to Berryfields and then on to Bicester and the M40 motorway. The A41 2.2 The Berryfields Consortium is a body established to therefore provides a link to the northern part of Aylesbury. represent both the owners and developers of land allocated Within the northern part of the town there is a range of local for development at Berryfields. The Consortium comprises: services, community facilities and job opportunities. The • George Wimpey UK Limited; potential for the new MDA to integrate with these land uses • Martin Grant Homes Limited; will be an important aspect of the proposals in addition to the • Kier Land Limited; and creation of a new community. • Banner Homes Limited. 2.6 The extent of the MDA is contained by established physical 2.3 The Consortium has commissioned a consultancy team to boundaries. The western boundary is marked by the railway assist in the formulation of the proposals and to prepare a line that extends north of Aylesbury. The southern and strategy for its successful completion. The Consortium is eastern boundaries are formed by the flood plain of the River committed to delivering the development in a comprehensive and timely manner. DEVELOPMENT BRIEF Thame and its tributaries. To the south-east is the protected Planning Context enhanced public transport system and improved cycling and site of a Scheduled Ancient Monument (SAM), which marks walking facilities. Proposals for the Berryfields MDA will be the location of a former Mediaeval Village at Quarrendon 2.13 The development plan for Berryfields comprises the designed taking into account ALUTS and its objectives. (the Quarrendon Scheduled Village). The northern Buckinghamshire County Structure Plan, adopted in July boundary of the MDA is marked by a ridge of higher ground. 1995, and the Aylesbury Vale District Local Plan (AVDLP), 2.19 A key feature of ALUTS is the concentration of development adopted in January 2004. Both plans have the same end within Aylesbury and at specific Major Development Areas 2.7 The transportation improvements required in association date of 2011. Taken together these two documents provide (MDAs). (Refer to Figure 2) In addition, radial routes with proposals for Berryfields are to include the an up-to-date planning policy context for the period up to between the town centre and the MDAs are to be the subject enhancement of public transport provision and cycling and 2011.
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