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Home , Biddlesden, Bierton, Boarstall, Cublington, Edlesborough, Great Horwood

AYLESBURY VALE DISTRICT COUNCIL

Report July 2016

Contents

SECTION PAGE 1. Introduction Purpose 3 Background 3 Existing sites 4 Latest Needs Assessment 8 Methodology 8 Site Criteria 18 2. Gypsy and Traveller Site Assessments Assessment of sites with temporary permission or unauthorised 20 Assessment of existing sites for intensification/extension 31 Call For Sites and brownfield land 41 Other site options including strategic sites 59 3. Travelling Showpeople 64

4. Conclusion 66

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1. Introduction

Purpose

1.1 The purpose of this study is to assess sites against constraints and sustainability criteria to inform the draft Vale of Aylesbury Local Plan (VALP).

1.2 The site assessment process has looked at finding suitable and available sites to meet the need for Gypsy, Traveller, and Travelling Showpeople accommodation that is identified in the Gypsy, Traveller and Travelling Showpeople Needs Assessment October 20141 which was undertaken by Opinion Research Services (ORS) and covers the period 2013-2028. The needs assessment is currently being updated in line with the latest national policy as set out in the Planning Policy for Traveller Sites (PPTS) which was updated in August 2015. This contains a new definition of Gypsy and Travellers for the purposes of planning policy and therefore this site assessment work may need to be reviewed once this has been published.

Background

1.3 The council is required to plan for a mix of living accommodation when producing Local Plans. The PPTS states that the Government’s overarching aim is to ensure fair and equal treatment for travellers, in a way that facilitates the traditional and nomadic way of life of travellers while respecting the interests of the settled community (para 3). The PPTS requires local planning authorities in producing a plan to:

 Use a robust evidence base to establish accommodation needs  Set pitch and plot targets to address the likely permanent and transit site accommodation needs of travellers in their area  Identify and update annually a supply of specific deliverable sites to provide 5 years’ worth of sites against their locally set targets  Identify a supply of specific developable sites or broad locations for years 6 to 10 and where possible for years 11-15  Set criteria based policies to meet identified need and/or provide a basis for decisions in case applications nevertheless come forward.

1 http://www.aylesburyvaledc.gov.uk/sites/default/files/page_downloads/Buckinghamshire-Gypsy-and- Traveller-and-Travelling-Showpeople-Accommodation-Needs-Assessment-2013-Update-2014.pdf

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1.4 A joint needs assessment was carried out with the other Buckinghamshire authorities, Chiltern, South Bucks and Councils in 2014 and is currently being updated. This provided the evidence base and identified the accommodation needs up until 2028. The draft VALP will include a pitch provision target for the needs of Gypsy and Traveller communities and plot provision target for Travelling Showpeople based on the latest needs assessment from 2014. It will also include site criteria policies to assess further sites against.

1.5 This site assessment work is being carried out to identify and assess potential sites to provide a supply of specific deliverable or developable sites/broad locations to meet the identified needs.

Existing sites

1.6 Sites usually consist of a number of caravan pitches and associated facilities. There is no definition of what size a pitch should be but a general guide in Designing Gypsy and Traveller Sites2 stated that ‘an average family pitch must be capable for accommodating an amenity building, a static and touring caravan, drying space for clothes, a lockable shed, parking space for two vehicles and a small garden’. On average there is approximately 1.7 caravans per pitch.

1.7 As at 31 March 2016 Aylesbury Vale had 68 permanent Gypsy and Traveller pitches and 52 temporary (or temporary permission that has lapsed) totalling 120 altogether as shown in the table below.

Site Number of Number of Notes permanent temporary pitches pitches Road, Wing Currently not occupied Baghill Lane, Haddenham 6 Currently not occupied Road, Nash 2 Cow Lane, 3 New Road, 2 Willows Park (Green Acres), 10 3 Temporary permission lapsed, application Horton Road, Slapton in Little Acre, Broughton Lane, 1 Weston Turville Romany Tan, Wing Road, 2

2 Communities and Local Government (2008) Designing Gypsy and Traveller Sites Good Practice Guide (revoked 2015)

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Cublington Marroway, Weston Turville 7 Dun Roaming Park, Whitfield 11 10 Temporary permission lapsed, application Road, in Oakhaven Park, 24 Road, Land adjacent New Park 13 Temporary permission lapsed, application Farm, , Arncott in (Oaksview Park) Land at Swan Edge, Temporary permission approved subject Aylesbury Road, to S106 for 2 pitches Land opposite Causter Farm, 11 Temporary permission lapsed, application Nash Road, Great Horwood in (Nash Park) The Old Stables Cooks Hill 1 Temporary permission lapsed High Street Weedon Land off 1 Road, Great Horwood Land off Road, 3 Worminghall Land adj to Kingswood Lane, 10

1.8 The needs of Travelling Showpeople are different to Gypsy and Travellers. Their sites often combine residential, storage and maintenance uses. Typically a site contains space for accommodation, usually caravans and mobile homes, and areas for storing, repairing and maintaining vehicles and fairground equipment. Sites are often known as yards and can be lived on by several families. Individual family areas are known as plots. There are 3 plots for Travelling Showpeople in Aylesbury Vale as shown in the table below. Site Number of Number of Notes permanent temporary pitches pitches Fairview, Fenny Road, Stoke 3 Temporary permission lapsed in 2004, Hammond now tolerated unauthorised site

1.9 The map overleaf shows the distribution of all the above sites across the district. It should be noted that three sites are clustered close together on the boundary of Nash and Great Horwood which show as one at this scale. This map allows for analysis of site distribution across the district which dictates where the need is arising and also in part informs consideration of whether sites are dominating settled communities. The PPTS sets out that local planning authorities should ensure that the scale of sites does not dominate the nearest settled community (para 14). For this, consideration also needs to be given to sites outside of the district but which are close

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to the border. Although these sites aren’t mapped if they are outside of the district, if they are relevant to the assessment of a site it will be noted as part of that assessment in this document.

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Aylesbury Vale Gypsy, Traveller and Travelling Showpeople Site Assessment July 2016 Page 7 1.10 All the sites in Aylesbury Vale are privately owned, there are no publically owned sites after the AVDC owned site at Haddenham and the Buckinghamshire County Council owned site at Wing were both sold to private owners following vandalism. There are also no transit sites in the district.

Latest Needs Assessment

1.11 The latest Gypsy, Traveller and Travelling Showpeople Needs Assessment was completed by ORS consultants in October 2014. It showed the need for Gypsy and Travellers as:

2013-2018 2018-2023 2023-2028 Pitch requirement 34 11 12

1.12 The need for Travelling Showpeople is shown as:

2013-2018 2018-2023 2023-2028 Plot requirement 3 0 0

1.13 No need was identified for transit sites.

Methodology

1.14 The methodology used for assessing potential sites is in line with national requirements and is similar to that set out in the Central Bucks Housing and Economic Land Availability Assessment Methodology3.

Identifying the sites

1.15 As well as identifying the accommodation need figures the original joint Gypsy and Traveller and Travelling Showpeople Accommodation Needs Assessment published in 2013 provided some recommendation on how to approach the provision of traveller sites. It stated that the identification of additional pitch provision should take into account where the need arises. A large proportion of the need identified for Aylesbury Vale is due to the large number of sites which have or have had temporary planning permission granted whilst there has not been a policy direction on what the need is

3 http://www.aylesburyvaledc.gov.uk/sites/default/files/page_downloads/Central-Bucks-HELAA- Methodology-with-Consultation-Amendments-15.05.2015-with-erratum.pdf

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and where this should be accommodated. This need therefore arises on the sites which have temporary permission. A number of these sites have been there a significant amount of time now and people living there (particularly the women and children) are likely to be integrated into the local community and attend the local school. There would also be consequences to not allocating these sites, there would be the upheaval for the families living there, enforcement action would have to be taken to remove them from the site and there would have to be other sites available for immediate occupation. Therefore whether these sites are suitable to meet the needs arising from them is the first consideration of potential site source. Consideration will be given to each site which has had temporary permission granted on an individual basis to see whether it is suitable for allocation.

1.16 It also recommended that the councils should investigate the potential for existing sites to achieve additional pitches/plots either through increasing the capacity within existing boundaries or through site extension onto adjoining land. Again considering the existing sites for further capacity is best related to where the needs is arising. This will be the next source of potential sites to be looked at.

1.17 A Call For Sites exercise commencing in 2014 (and ongoing) provided the opportunity for landowners and agents to promote potential sites to the Council to be considered for potential allocation for Gypsy and Travellers or Travelling Showpeople in VALP. Any that have been promoted, whether as primary or secondary use, will be assessed along with sites that have been put forward as available for development by both Aylesbury Vale District Council and Buckinghamshire District Council as public sector land.

1.18 Preference is given to previously developed sites (brownfield) over greenfield sites in the planning system in general and the same applies to Gypsy, Traveller and Travelling Showpeople accommodation where possible. However as Aylesbury Vale is a largely rural district there are limited opportunities for brownfield land development. Where such land is close to town centres the land values tend to prohibit Gypsy and Traveller sites being viable and deliverable options. The HELAA identifies land at strategic settlements that hasn’t been promoted including brownfield sites. Those considered suitable for housing are required to meet that need, if they are unsuitable for housing or employment those constraints will generally apply to whether they are suitable for a Gypsy and Traveller site. Consideration will however be given to identifying if there are any deliverable and suitable options.

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1.19 The site sources for the assessment are:

 Sites granted temporary planning permission including those that have had the permission lapse  Authorised sites including both temporary and permanent sites will be considered for expansion or intensification  Any unauthorised sites the council is aware of  Sites promoted through the Call For Sites process for Gypsy and Traveller or Travelling Showpeople uses  Other opportunities for sites such as brownfield sites, securing pitches alongside traditional housing provision on large urban extensions and in new settlements, or sites released from employment for housing

1.20 Unlike specific sites, the strategic development opportunities listed in the last bullet point above can only be assessed on a high level basis. Availability is considered differently and more work will be required outside this process as the master plans for those sites are developed. The precise location and design of the new sites would be guided by the relevant site master plans. Large urban extension options will consider sites providing over 750 dwellings and that are sufficiently early in the planning process to enable the Council to make delivery requirement of planning policy. Due to the lead in time for these larger sites they would provide supply for later in the plan period.

Site assessments

1.21 As set out above, site assessments will follow a similar methodology to that set out in the Central Bucks HELAA Methodology. The relevant parts of that methodology are detailed below with some adjustments made where indicated to make it better relate to Gypsy, Traveller and Travelling Showpeople requirements.

Sites to be excluded: Category Reason for exclusion How it will be identified Not within or adjoining Sites which have no authorised planning GIS maps a settlement history of having Gypsy and Traveller 2011 ONS population

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occupation before should be discounted if data they are not within, adjoining or in close Policies Maps proximity to an existing settlement’, or key services and facilities such as primary school, doctors and shops (Adjusted). Ongoing Employment The suitability of existing employment sites GIS maps and sites that are not will be considered as part of an Employment Land recommended for release Employment Land Review. This will Review consider whether existing employment sites are still suitable. Where they are identified as being suitable for alternative uses, these sites will be considered further for mixed use including Gypsy, Traveller and Travelling Showpeople (Adjusted). Sites within the Green The NPPF identifies these sites should GIS maps Belt which are not on only be developed in very special PDL circumstances. A separate Green Belt Assessment is being carried out, to consider parcels of land against the purposes of the Green Belt. If the Green Belt Assessment identifies that the site as a potential site to be released from the Green Belt it will then be assessed through this process for its development potential. (Adjusted) Environmental Constraints Sites within functional Land that is in flood zones 3a and 3b will Buckinghamshire flood plains (Flood Zone not be included unless it can be Preliminary Flood 3B) will not be demonstrated, through a planning Risk Assessment, considered for application, that satisfactory mitigation District Council development measures can be put in place. Strategic Flood Risk Assessments, and Environment Agency’s Flood Maps Sites of Special These are important, statutorily protected GIS maps Scientific Interest biodiversity resources used for

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recreational, amenity and educational purposes in the Districts. Special Areas of These are strictly protected sites GIS maps Conservation designated under the EC Habitats Directive Special Protection Area These are strictly protected sites GIS maps designated under the EC Birds Directive Scheduled Ancient These are irreplaceable historical assets GIS maps Monuments and and are protected by law. Ancient Woodlands Designated Local Green The NPPF states these sites rule out new GIS maps Spaces development other than in very special circumstances.

1.22 As a minimum the following factors will be considered when determining the suitability of a site.

Location Considerations (adjusted)

1.23 The PPTS sets out that Local Planning Authorities should very strictly limit new traveller site development in open countryside that is away from existing settlements or outside areas allocated in the development plan (para 25). New sites in the open countryside where there has been no authorised planning history of Gypsy and Travellers occupying them should therefore be excluded.

1.24 Sites which would result in coalescence between two separate settlements will not necessarily be excluded but will be considered against the rest of the suitability criteria.

1.25 Residential amenity of existing properties will be conducted on a subjective basis during site visits, considering issues such as proximity and, overlooking from windows. Initial assessments will be made on the noise and pollution impacts of neighbouring uses on potential Gypsy and Traveller sites, such as if employment uses or a railway line neighbour the site.

1.26 A number of sites are close to each other which have the potential to have cumulative impacts, this should be considered. Also consideration will be given to

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whether rural and-semi rural sites are dominating the nearest settled community, looking at both the size of the individual site and other nearby sites too.

1.27 Where there is an existing temporary permission and the site has been occupied for a significant period of time, the current occupation by Gypsy and Travellers will be a material consideration. Their existing residency with a temporary permission on the site demonstrates a degree of suitability, particularly where they wish to remain there and a application has been made to make the permission permanent.

Environmental Constraints

1.28 Knowledge of the environment contributes to the understanding of a site and enables the Council to build up a picture of how development could impact upon the natural environment. It is therefore an important part of determining 'suitability'.

1.29 The following environmental constraints will be carefully considered. Development may be suitable in these locations, depending on the size of the site and the extent to which the constraint covers a site and its potential impact. These constraints are likely to have an impact on the capacity of a site e.g. affect design and layout and also the timing of when development is likely to take place. It will be for the Local Plan process to identify how these constraints are dealt with when allocating sites in the new Local Plans

 Areas of Outstanding Natural Beauty and their setting  Flooding (surface water and fluvial)  Biodiversity Action Plan Priority Habitat Sites  Local Nature Reserve  Local Wildlife Sites  Biological Notification sites  Grade 1, 2 and 3a agricultural land quality  Local landscape designations  Long distance views and Landscape Character Assessments/ sensitivity studies  Historic landscapes and their setting  Topography

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 Listed buildings  Conservation areas and their setting  Archaeological findings  Local Geological Sites  Tree Preservation Orders  Mature Woodland  Loss of established hedgerows  Public Rights of Way  Designated Open Space/ Green Space4  Potentially Contaminated Land  Noise and pollution constraints

1.30 Environmental constraints will be appraised through the desktop survey using GIS and Mapping systems, information provided by key stakeholders such as the Environment Agency, English Heritage and Natural etc. and during site visits.

General Physical Constraints

1.31 Constraints under this category relate to general physical issues that could present either a temporary or permanent constraint to development and may prevent a site from being found 'suitable' for development or constrained to the type and/or level of development which could take place e.g. steeply sloping land.

1.32 General physical constraints will be recorded using GIS and mapping systems, information identified on site visits and by utilising information available to the Council on related matters.

Utilities

1.33 The following matters are to be considered and noted at the desktop assessment stage, some of which may preclude development depending on the extent to which the utility covers a site and its potential impact

 High pressure gas pipelines

4 This does not include Local Green Space designations which will be excluded

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 Oil pipelines, national grid transmission lines,  Immovable communication links, such as high speed fibre optic cables utilised by businesses in the area  Major hazard site  Land safeguarded for .

Open Space and Local Green Space Designations

1.34 The protection of open space is vital for ensuring healthy communities. Existing open space, sports and recreational building and land, including playing fields should not normally be built on unless it can be demonstrated to be surplus to requirement, be replaced elsewhere or needs for the development clearly outweigh the loss5.Local Green Space Designations are areas of special protection which rule out new development other than in very special circumstances6.

Minerals and Waste

1.35 Buckinghamshire County Council is the authority responsible for allocating land for the provision of minerals and the disposal of waste. Where a site is identified within an existing allocation for minerals and waste, the site will not normally be found suitable.

Availability

1.36 The above criteria are just one element of the assessment in addition to establishing whether sites are potentially suitable for development, sites also need to be assessed in terms of whether they are 'available' for development and whether they are 'achievable'. The latter two stages are essentially about 'viability' and whether sites are a realistic option for delivery.

1.37 For establishing 'availability' guidance in the PPG7 will be followed. The key elements for the assessment to consider are:  Ownership constraints

5 In accordance with paragraph 74 of the NPPF 6 In accordance with paragraph 77 of the NPPF 7 NPPG What factors should be considered when assessing availability? Reference ID: 3-020- 20140306

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 Land use constraints  Access constraints  Legal constraints such as covenants on land  Planning applications

‘A site is considered available for development, when, on the best information available, there is confidence that there are no legal or ownership problems, ransom strips, tenancies or operational requirements...'8

Achievability

1.38 The Council will only undertake achievability and deliverability assessments on sites which have are deemed to be 'suitable' and 'available', as there is little merit in considering sites which have failed to meet either of these stages.

1.39 A site is considered achievable for development where there is a reasonable prospect that it will be developed at a particular point in time. This is essentially a judgment about the economic viability of a site. An 'achievability' assessment will be carried out at the point when a site is first found 'suitable' and 'available'.

1.40 'Achievability' tests will also be carried out on sites which have experienced a change in outcome during the review process i.e. where a site was previously found unsuitable or unavailable but a change in circumstances has led to a site now being found suitable and available. Assessing whether a site is 'achievable' is determined by contacting developers and having regard to viability information.

1.41 Landowner, developers and agents will be contacted for each site to identify factors on achievability. Where these details are not known, the Council will make a judgement as to whether the site is likely to be achievable, taking into account broader viability testing when coming to a judgement on ‘achievability’.

Deliverability (adjusted)

8 NPPG What factors should be considered when assessing availability? reference ID 3-020- 20140306

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1.42 The 'deliverability' of a site can only be determined following the assessment of all three key tests carried out (suitability, availability and achievability). The 'deliverability' of a site is important to helping establish a gypsy, traveller and Travelling Showpeople sites supply and in particular is necessary to identifying whether there is sufficient supply for the plan period and in particular the first five years.

1.43 To be considered deliverable, sites should be immediately available, offer a suitable location for development now and be found to be achievable with a realistic and viable prospect for development that can be delivered within five years.

1.44 If 'deliverability' cannot be established, sites should not be included within the five year housing supply but set out in the later timeframes.

1.45 All the current Gypsy and Traveller sites in the district are currently privately owned and often family run. Expansion and intensification of these, where possible, is likely to be a deliverable option. There is also the potential for AVDC or Buckinghamshire County Council to take on the development and management of a new site although this is likely not to be a desired delivery option given past vandalism of publically owned sites. Otherwise Registered Partners or the Homes and Communities Agency (HCA) have the potential to deliver and manage sites. There are also emerging examples around the country of local planning authorities planning for the future provision of sites by allocating urban extension sites and requiring the developer to provide pitches/plots for private sale to Gypsies, Travellers or Travelling Showpeople.

Capacity and site size (adjusted)

1.46 As an overarching principle sites should aim to make the best use of land. All sites which are considered potentially suitable, available and achievable will be subject to an initial broad assessment of the capacity of the site in terms of the number of pitches or plots which could be provided on site. Capacity will be reduced for areas of land which have significant constraints identified. The need for landscaping and access arrangements will be allowed for to achieve a high standard of design, this will result in sites which Gypsies, Travellers and Travelling Showpeople find attractive and at the same time helps conserve the amenity of neighbouring uses. The capacity will take into account the following:

 Recent planning application history  Size and shape of the site

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 Officer knowledge  Nearby character and density, although this should not preclude higher density development where this can be achieved sensitively to ensure best use is made of land.  Existing studies  Stakeholders for advice

1.47 The reasoning behind the indicative development capacity will be clearly set out.

1.48 National policy suggests that Gypsy and Travellers prefer small sites with only a small number of pitches to accommodate their immediate family and extended family. Government guidance suggests that ‘experience of site managers and residents alike suggest that a maximum of 15 pitches is conducive to providing a comfortable environment which is easy to manage. However smaller sites of between 3-4 pitches can also be successful, particularly where designed for one extended family’ (para 4.7)9. The restriction of sites to 15 pitches should be generally applied but assessed on a site by site basis.

Site Criteria

1.49 The above information has been collated and used to inform the below site criteria that has been established for site assessments. This will also be proposed as policy criteria in the Draft VALP to be used to assess planning applications.

a. The site has reasonable access to existing local services and facilities (including shops, schools, healthcare and public transport). Sites should either be within or close to existing sustainable settlements or with good access to major roads and/or public transport b. Have safe and convenient vehicular access without giving rise to unacceptable impacts on highway safety c. Be able to achieve a reasonable level of visual and acoustic privacy for both people living on the site and those living nearby d. Not have an significantly adverse impact on environmental assets such as open countryside, landscapes, the historic environment, biodiversity, waterways, open space and green infrastructure

9 9 Communities and Local Government (2008) Designing Gypsy and Traveller Sites Good Practice Guide (revoked 2015)

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e. The size and scale of the site and the number of caravans stationed is appropriate to the size and density of the local settled community, and does not dominate the nearest settled community f. The site should not be located where there is a risk of flooding or be affected by environmental hazards that may effect residents health or welfare g. The site must be capable of being adequately serviced by drinking water, utilities and sewerage disposal facilities h. Sites should remain small in scale – no more normally than 15 pitches on any one site i. Sites should be suitably designed and the layout includes enough space to accommodate the proposed number of caravans, landscaping, vehicles and ancillary work areas as appropriate.

Technical consultees

1.50 Where relevant, sites will be consulted on for comment from the following technical experts:  AVDC Development Management  AVDC Landscape  AVDC Green Spaces and Trees  AVDC Biodiversity  AVDC Heritage  Buckinghamshire County Council Highways  Buckinghamshire County Council Education, Flood Management, Rights of Way, Passenger Transport, Energy, Adults and Well Being, Ecology, Minerals and Waste and Digital Infrastructure.

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2. Gypsy and Traveller Site Assessments Assessment of sites with temporary permission or unauthorised sites

Referenc Site Address Site Area Site assessment Achiev Suitabl Additiona 1-5 6-15 e (ha) ability e l Capacity Years Years GT1 Willows Slapton 0.46 The site currently has 10 pitches with permanent Yes Yes 3 3 Park, (Green permission and 3 that were granted temporary Acres) permission in 2014 which have since lapsed. An application has been submitted to make all the pitches permanent. Whilst the site is in a rural location with poor access to services by walking, although better by car to , the pitches with temporary permission have been there for over two years and form part of a existing larger site. Some weight should be given to the benefits of providing a settled base to those living there who have established connections to the local schools, health care etc The increase in permanent pitch numbers to 13 does not take the site over the preferred maximum of 15 pitches. GT2 Dun Biddlesdon 2.29 The site currently has 11 pitches with permanent Yes Yes 10 10

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Roaming permission and 10 that had temporary permission Park (granted in 2010 for 8 pitches and 2013 for 2 pitches) which have since lapsed. Two applications have been submitted to make all the pitches permanent. The site forms part what was Airfield with some of the site previously already being laid to hard standings. Whilst the site is in a rural location with poor access to services, it is visually contained and less sensitive in the landscape. This is due to it being enclosed by an intensive poultry farm to one side and a earth bund enclosing Turweston Airfield to the other. The temporary part of the site is set to the rear of the existing authorised traveller site. Also the pitches with temporary permission have in the majority been there for a significant period of time and form part of a existing larger site. Some weight should be given to the benefits of providing a settled base to those living there who have established connections the local schools health care etc The increase in pitch numbers to 21 does make the site larger than what would normally be accepted so should not increase any further.

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GT3 Oaksview Boarstall 1.25 The site had temporary permission for 13 pitches Yes Yes 19 19 Park which was granted in 2009 which have since lapsed. An application has been submitted for 19 permanent pitches. It is relatively close to the services and facilities in Arncott, the pitches with temporary permission have also been there for a significant period of time and some weight should be given to the benefits of providing a settled base to those living there who have established connections the local schools, health care etc. The increase in pitch numbers to 19 does make the site larger than what would normally be accepted so should not increase any further. A landscape scheme was implemented as part of the temporary permission but consideration should be given to whether this should be enhanced to mitigate against the long term landscape impacts. GT4 Land at Wendover 0.1 The site has 2 pitches which had temporary planning Yes Yes 2 2 Swan Edge, permission approved in 2013 subject to a S106 Aylesbury agreement being signed which has not been, so the Road site does not formally have permission. The S106 agreement related to returning the land to its

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previous state once the temporary permission has lapsed. Therefore if the site has permanent permission the agreement does not need to be signed. The site has been there for over three years and is on the edge of Wendover making it relatively sustainable. Some weight should be given to the benefits of providing a settled base to those living there who have established connections to the local schools, health care etc. GT5 Land Nash 1.26 The site had temporary permission for 11 pitches Yes Yes 11 11 opposite granted in 2011 which has since lapsed. An Causter application has been submitted to make the pitches Farm permanent. Whilst this site is sensitive in the landscape and is in a rural location with poor access to services the pitches with temporary permission have been there for a significant period of time and some weight should be given to the benefits of providing a settled base to those living there who have established connections to the local schools, health care etc. The size of the site is not over the preferred maximum of 15 pitches . A landscape scheme was implemented as part of the temporary

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permission but consideration should be given to whether this should be enhanced to mitigate against the long term landscape impacts. GT6 The Old Weedon 0.17 The site had temporary permission for 1 pitch Yes Yes 1 1 Stables granted in 2013 which has since lapsed. The pitch has been there for over 3 years. GT7 Land off Great 0.11 The site has only recently, in 2016, been granted No No Little Horwood temporary permission for 1 pitch. The site performs Horwood poorly in respect of sustainability, is on a rural road Road and has poor accessibility to services. The inspector concluded the site would detract unacceptability from the character and appearance of the countryside. This pitch is in a field which is in close proximity to site GT5, allowing further pitches here could potentially lead to the two sites to merging to form into a large site. GT8 Land off Wormingha 0.8 The site has only recently, in 2016, been granted No No Worminghall ll temporary permission for 3 pitches. The inspector Road concluded that the development would have a significant adverse visual appearance and materially harm the character and appearance of the surrounding area. The site is not readily accessible to

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local amenities given its rural location. GT9 Land adj to Wotton 0.76 The site has only recently, in 2016, been granted No No Kingswood Underwoo temporary permission for 10 pitches. The inspector Lane d concluded here that the level of harm arising from a permanent planning permission would be very significant. The development would result in harm to the character and appearance of the area and to the significance of a designated heritage asset. There would be moderate harm to highway safety and a degree of harm to the enjoyment of a public footpath. The site is also not well placed for access to services and facilities. Total 46 46 0

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Assessment of existing sites for intensification/extension

Referenc Site Address Parish Site Site assessment Achiev Suitabl Addition 1-5 6-15 e Area ability e al Years Years (ha) Capacity GT10 Cublington Wing 1.09 Unsuitable –Previously this site has been a public No No Road Gypsy and Traveller site which was sold to a private owner. The site recently had an appeal lodged for a residential mobile home park which was dismissed. Site is currently not considered available for use as a Gypsy and Traveller site. It is also in a rural location with poor access to services and facilities so would not be suitable for a extended site to what was there in the past. GT11 Baghill Lane Haddenham 0.36 Unsuitable - Previously this site has been a public No No Gypsy and Traveller site which was sold to a private owner with a covenant restricting the use of the land for a Gypsy and Traveller Site. The site is currently not occupied and has been counted as supply in the 2014 needs assessment. It is in a rural location but with some access to services and facilities in

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Haddenham which isn’t too far away. The highway access is poor so it would not be suitable to extend the site to more than the 6 pitches which has existing permission. GT12 Great Nash 0.24 Unsuitable – this is a small site of 2 pitches which No No Horwood does not have capacity to accommodate further Road pitches. It is close to sites GT5 and GT7 and any expansion should not lead to the merging of sites to form one large site. It is however also in a rural location with poor access to services and facilities so would not be suitable for an extended site or further intensification. GT13 Cow Lane Edlesboroug 0.74 Unsuitable – this is a small site of 3 pitches. It is No No h relatively close to the services and facilities in Edlesborough. The availability of the site for further pitches is unknown. There could be scope to accommodate a small increase but this would need further investigation. GT14 New Road Weston 0.14 Unsuitable – this is a small site of 2 pitches which No No Turville does not have capacity to accommodate further pitches . GT1 Willows Slapton 0.46 Unsuitable – the site’s current layout doesn’t allow No No

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Park, (Green for any small intensification without using landscape Acres) areas or going the other side of the access track which would then open up for a potentially larger increase in pitches. The site, including the temporary permissions, is 13 pitches so should not have any significant increase in size that would take it above 15 pitches. The site would also not be suitable for a larger increase in pitch numbers due to its rural location. GT15 Little Acre, Weston 0.08 Unsuitable – this is a small site of 1 pitch which does No No Broughton Turville not have capacity to accommodate further pitches. Lane GT16 Romany Tan, Cublington 0.23 Unsuitable – this is a small site of 2 pitches which No No Wing Road does not have capacity to accommodate further pitches . GT17 Marroway Weston 0.98 Suitable – Site is relatively sustainable with access to Yes Yes 5 5 Turville services and facilities in Weston Turville. The pitches on this site are large plots and several have already been subdivided. GT2 Dun Biddlesdon 2.30 Unsuitable – This Gypsy and Traveller site has 21 No No Roaming pitches, with some limited sub-division being already Park permitted. If the temporary ones are made

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permanent which is above the recommended number of pitches for a single site and therefore any further expansion or intensification is not recommended for this site. GT18 Oakhaven Gawcott 1.25 Suitable – Appeal recently granted for a further 3 Yes Yes 4 4 Park, pitches. There is an existing unauthorised pitch Radclive which could be allocated. The total on the site would Road then be 25 pitches which is above the recommended number of pitches for a single site and therefore any further expansion or intensification is not recommended for this site. GT3 Oaksview Boarstall 1.25 Unsuitable – if the 19 pitches currently the subject of No No Park an application, and counted for in the temporary permission table, are approved then it is above the recommended number of pitches for a single site and therefore any further expansion or intensification is not recommended for this site. GT4 Land at Wendover 0.1 Unsuitable – this is a small site of 2 pitches which No No Swan Edge, does not have capacity to accommodate further Aylesbury pitches. Road GT5 Land Nash 1.26 Unsuitable - It is close to sites GT12 and GT7 and any No No

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opposite expansion should not lead to the merging of sites to Causter form one large site. It is however in a rural location Farm with poor access to services and facilities so would not be suitable for an extended site or further intensification. Further expansion would also have a detrimental impact on the landscape and character of the countryside. GT6 The Old Weedon 0.17 Unsuitable – this is a small site of 1 pitch which does No No Stables not have capacity to accommodate further pitches. Total 9 9

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Call For Sites & brownfield land

Reference Site Address Parish Site Area Site assessment Achiev Suitabl Capacity 1-5 6-15 (ha) ability e Years Years AYL001 Open Space, Aylesbury 13 Unsuitable - Entire site (other than 0.15ha) falls No No within Flood Zones 2/3. The small remaining part of Road the site outside of the Flood Zone is currently part of a bigger area used as formal and informal accessible public open space with sports facilities . AYL002 Land off Aylesbury 7.8 Unsuitable - Entire site falls within Flood Zones 2/3. No No Rembrant End AYL004 Land off Aylesbury 23 Unsuitable - Significant parts of the site (all but No No Meadowcrof around 5 hectares) are in Flood Zones 2 and 3. The t site is also visually prominent from Meadowcroft and a well used formal and informal accessible public open space with sports facilities. AYL013 Former TRW Aylesbury 1.45 Unsuitable - The site has permission for 73 dwellings No No Site, and is under construction with 52 remaining to come forward as at 31.03.2015 and is therefore not Road available for use as a Gypsy and Traveller site . AYL025 Elmhurst Aylesbury 0.17 Unsuitable - The site has a resolution to grant No No

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Community planning permission (subject to section 106) for 6 Centre, dwellings and is therefore not considered available Fairfax Road for use as a Gypsy and Traveller site. AYL038 Hartwell Aylesbury 1.07 Unsuitable - The site has planning permission for 55 No No Sidings, homes (flats and terraced houses) from April 2014 Road and is therefore not considered to be available for Gypsy and Traveller use. The site is also adjacent Aylesbury College in proximity to the town centre. AYL073 Land at Aylesbury 0.6 Unsuitable - The site is located on the edge of No No Aylesbury Town Centre in an established residential Road/ Leach adjoining school playing fields and in close proximity Road to train station facilities. There is also a well used footpath to the north of the site linking Aylesbury Collage to the town centre. The site is considered suitable in HELAA for general housing that is needed to meet district wide needs. AYL077 Oaklands Aylesbury 0.44 Unsuitable - The site is located just outside Aylesbury No No Hostel 3 Town Centre off the A418 busy route between the Road town centre and Bierton in a predominantly residential area. The site is considered suitable in HELAA for general housing that is needed to meet district wide needs.

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AYL081 Land at Aylesbury 0.23 Unsuitable - the land provides amenity green space No No Barnard and play space for the locality. Site has access issues, Crescent and would require a Transport Assessment. The site is surrounded by residential properties, any Gypsy and Traveller development of this site would have a negative impact on existing residential amenity. AYL086 Jansel Aylesbury 0.15 Unsuitable – Site is currently part of a shopping No No Square parade. The site is considered suitable in HELAA for general housing that is needed to meet district wide needs. The site already has planning permission for six homes in a four storey block with a retail unit at ground floor and is therefore not considered available for use as a Gypsy and Traveller pitch. AYL097 Former Kerry Aylesbury 0.53 Unsuitable - The site has planning permission for a No No Ingredients petrol filling station and is under construction. The Site, HELAA has assessed the site and concluded Gatehouse residential development generally would not be Road appropriate in this location as it better relates to the employment and industrial area off Gatehouse Road. GHW007 Land at Great 1.1 Unsuitable - The site is considered suitable in HELAA No No Willow Road Horwood for general housing that is needed to meet district adjacent wide needs. The site is surrounded in part by

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Caravan Park residential properties and accessed by a residential and Caravan Cul De Sac, any Gypsy and Traveller development of Park Land this site would have a negative impact on existing residential amenity. NMA001 Land at North 0.25 Unsuitable - There is no corresponding development No No Dudley Close Marston either west or east of the site and development would represent an unsympathetic protrusion into the open countryside to the detriment of the character and townscape established in . PIC001 Hillhead 2.05 Unsuitable - The site is integrated into the of No No Farm Pitchcott but this settlement is too small to offer a reasonable range of services and facilities. The site is in close proximity to a listed building curtilage. PIT010 Land at the 0.3 Unsuitable - The site is designated as Local Green No No Crescent Space and used as informal allotments, the open space is important to the setting of the surroundings, adjacent a main road through the village. PIT011 Land at Pitstone 0.4 Unsuitable - The site is designated in the Pitstone No No Neighbourhood Plan as a Local Green Space, Road important to the setting and surroundings. SMD011 Bucks Sports Stoke 3.73 Unsuitable - The site is considered suitable in HELAA No No

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and Social Mandevill for general housing and strategic infrastructure Club e delivery (link road) connected with High Speed 2 mitigation that is needed to meet district wide needs. SOU004 Land at High 0.21 Unsuitable - The site is currently used as a very No No Road accessible playground under a 1981 planning application and has a central position within the Conservation Area. Development of it would have a likely harmful impact on the listed Church to the south. THO001 Land at Nash Thornbor 0.9 Unsuitable - The site is a prominent gateway site into No No Road ough the village from the east and is separated from housing on this site of the road by allotment gardens. To the front of the site there is only isolated housing with large front or side gardens. Development would also result in the loss of allotment gardens on part of the site. TIN007 Land at 0.3 Unsuitable - The site is centrally located in the No No Buckingham village, surrounded by residential properties. Any Street Gypsy and Traveller development of this site would have a negative impact on existing residential amenity. The site is suitable in HELAA for general

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housing that is needed to meet district wide needs. WHA003 Land south Whaddon 2.5 Unsuitable - site is detached from settlement and is No No of Chase in a rural location with poor highway access. Farm WIG003 Land at Wing 0.6 Unsuitable - although the site is brownfield there are No No former only limited buildings on site and these are Highways surrounded by mature overgrown vegetation. Depot Development of the site would close the gap and lead to coalescence between Wing and Burcott. It does not relate well to the surrounding development which at this most northern point is only frontage development. WSC001 Land at Westcott 0.5 Unsuitable - Developing the site would not relate No No Lower Green well to the settlement pattern and local character. It is also unclear if a satisfactory vehicular access could be provided. Total 0

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Other site options including strategic sites

Referen Site Parish Site Area Site assessment Achievabilit Suitabl Capacity 1-5 6-15 ce Address (ha) y e Years Years WHA00 Shenley Whaddon 90.1 Suitable – The site is suitable in the HELAA for Further work Yes 5-15 5-15 1 Road 2,000 dwellings. Part of the site could potentially to do - accommodate a small Gypsy and Traveller site. Dependant The part of the site towards Whaddon village on factors should be kept from built development and such as site provide a landscape buffer to avoid coalescence layout of the edge of with Whaddon. SMD00 North of Stoke 81.3 Suitable - The sites are suitable in the HELAA and Further work Yes 5-15 5-15 4/005/0 Stoke Mandevill together have a potential capacity of 1,401 to do - 06/007/ Mandeville e dwellings. Part of the site could potentially Dependant 008 accommodate a small Gypsy and Traveller site. A on factors buffer should be provided to prevent coalescence such as site between settlements. layout STO016 Land Stone 119.9 Suitable - The site is suitable in the HELAA for Further work Yes 5-15 5-15 /SMD00 between with 1,398 dwellings. Part of the site could potentially to do - 9/0011/ Oxford Bishopsto accommodate a small Gypsy and Traveller site. Dependant 012 Road and ne and Site has HS2 going through it and also has areas on factors

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Lower Hartwell, of Flood Zone 2/3. such as site Road Stoke layout Mandevill e RSA-2 Land north Wendove 45 If this site is released from the Green Belt for Further work Yes 5-15 5-15 of r approximately 800 dwellings then part of the site to do - Wendover could potentially accommodate a small Gypsy Dependant and Traveller site. on factors such as if exceptional circumstances can justify release and site layout New Not This option could deliver approximately 4,500 Further work settlem decided dwellings in the plan period and could potentially to do - ent accommodate a small Gypsy and Traveller site. Dependant on factors such as decision on new settlement

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and site layout Employ Not If through this option relatively large sites were Further work ment to identified identified for release from employment for to do - resident housing these could potentially accommodate a Dependant ial small Gypsy and Traveller site. on further work to identify sites and factors such as site layout Total 20-60+ 20-60+

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3. Travelling Showpeople

Referenc Site Address Parish Site Area Site assessment Achiev Suitabl Capacity 1-5 6-15 e (ha) ability e Years Years TS1 Fairview, Stoke 1.9 Suitable - The site had a temporary planning Yes Yes 3 3 Fenny Road Hammond permission approved in 2002 for 3 plots which has since expired. It has been a tolerated unauthorised site since. It is close to and the services and facilities there and has been there for a significant period of time. Total 3 3

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4. Conclusion

Overall this study indicates a potential capacity for 55 Gypsy and Traveller pitches on 8 sites to be delivered during the plan period, it also shows further potential capacity on strategic sites of between 20-60+ pitches depending on further work regarding achievability.

Sites with temporary permission 44 Unauthorised Sites 2 Existing sites being intensified or extended 9 Call for sites and brownfield sites 0 Other site options including strategic sites 20-60+

Of this capacity, 55 pitches can be achieved within the first 5 years and the 20-60+ pitches on strategic sites are considered to be developable in the longer term, years 6-15.

Overall this study indicates a total potential capacity for 3 Travelling Showpeople plots on 1 site to be delivered during the plan period.

Unauthorised Sites 3

Of this capacity, 3 plots can be achieved within the first 5 years and 0 pitches are identified to be developable in the longer term, years 6-15.

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