LAND WEST OF GIB LANE ,

REPRESENTATION ON VALE OF LOCAL PLAN

REPRESENTATION ON VALE OF AYLESBURY LOCAL PLAN AUGUST 2016

F164948 LAND WEST OF GIB LANE, BIERTON REPRESENTATION ON VALE OF AYLESBURY LOCAL PLAN

1.0 INTRODUCTION 1.1 The following representation has been prepared on behalf of Sonia Davis, Fiona

Church and Roger Davis in respect of the Vale of Aylesbury Local Plan –‘Draft

Plan for Summer 2016 Consultation’

1.2 Mrs Davis, Mrs Church and Mr Davis are co-owners of Corner Farm, Gib Lane,

Bierton, and they are seeking to promote the inclusion of two parcels of their

land as allocations in the Vale of Aylesbury Local Plan. The parcels of land are

known as ‘Land west of Gib Lane, Bierton’ and ‘Land at Corner Farm, Gib Lane,

Bierton’.

1.3 This representation relates to ‘Land west of Gib Lane, Bierton’.

1.4 As can be seen on the Site Location Plan attached at Appendix 1, the site is a

large L-shaped greenfield plot on the western side of Gib Lane, Bierton covering

an area of approximately 3.04 hectares.

1.5 The boundaries of the site are predominately defined by mature hedgerows and

trees, and the site is also currently enclosed by existing residential development

to its north, east and west.

1.6 To the north and west, are the residential properties and rear gardens accessed

off Aylesbury Road, whilst to the west are the residential properties served off

Gib Lane.

1.7 To the south is currently agricultural land, however, this land forms part of the

‘Kingsbrook’ development on the north eastern side of Aylesbury, which has

been granted consent for the erection of up to 2,450 homes and 10 hectares of

employment land set across three new ‘neighbourhoods’.

1.8 The land directly south of the site has been earmarked as a ‘Sports Field’, which

will form the north western corner of the new neighbourhood of ‘Orchard

Green’.

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1.9 Following the development of Orchard Green, the site will therefore sit within the

built up area on the north eastern side of Aylesbury, which will be comprised of

the new neighbourhoods and the existing village of Bierton.

1.10 The site has also been promoted through previous ‘call for sites’ exercises

(Reference: BIE027) and the Draft Housing and Economic Development Land

Availability Assessment (HELAA) published by the council in May 2016, identifies

that it is ‘Suitable for housing’ (subject to provision of a suitable site access) and

would have the capacity to accommodate 84 dwellings. There is also active

interest from several builders to develop the site.

1.11 It is however not currently identified as a potential allocation within the Vale of

Aylesbury Local Plan.

1.12 This representation will therefore provide comments on the content of the

emerging Local Plan and identify why it is considered the Land west of Gib Lane,

Bierton should be included as an allocation.

1.13 This representation has been set out as follows:

1.0 Introduction

2.0 Comments on the Vale of Aylesbury Local

Plan

3.0 Summary

Appendix 1: Site Location Plan (Land west of

Gib Lane, Bierton)

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2.0 COMMENTS ON THE VALE OF AYLESBURY LOCAL PLAN

2.1. The following comments are made in respect of the emerging Vale of Aylesbury

Local Plan.

2.2. In accordance with the council’s online consultation proforma, the comments

below have been organised in relation to each chapter of the emerging plan.

CHAPTER 1-BACKGROUND

2.3. The ‘background’ chapter is considered to generally cover the overarching

framework relating to the preparation of the plan.

2.4. We do however hold some concern with the lack of clarity regarding the level of

growth which the district will be seeking to accommodate.

2.5. In regards to this, it is noted that it has been estimated that the councils

adjoining will be unable to accommodate approximately 12,000

homes due to their constraints, and that the housing requirement for the district

will therefore be approximately 33,000 new homes over the plan period.

2.6. It is however stated at paragraph 1.13 that “The council will be robustly challenging

the level of unmet need, but this draft local plan has to based on this requirement as

a worst case scenario”.

2.7. We hold two concerns with this statement. Firstly, the emerging development

plan and strategy should be developed with a clear understanding of the

development needs which the district should be seeking to accommodate. If the

council are to dispute the level of unmet need in neighbouring authorities, it

becomes difficult to accurately assess the potential effectiveness of the proposed

strategy. Secondly, we are concerned with the use of the terminology ‘worst case

scenario’. In noting the objective of national policy, to significantly increase the

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delivery of housing, there should be no inferences that delivering beyond the

specifically identified need is a negative state of affairs.

2.8. That is to say, that the ultimately defined housing requirement should be treated

as a minimum and that the associated strategy facilitates the ability to exceed

this.

CHAPTER 2-VISION AND STRATEGIC OBJECTIVES

2.9. The vision and strategic objectives set out in the draft plan appear to correlate

with the core principles of the planning system, as set out in the National

Planning Policy Framework.

2.10. It is therefore considered that the vision and objectives promote a positive

agenda for the delivery of growth and development, and is appropriate for

Aylesbury Vale.

2.11. It is also considered positive approach, that development is to be distributed

across the entire district, and to facilitate the substantial growth of the town of

Aylesbury.

CHAPTER 3-STRATEGIC POLICIES

2.12. Whilst the visions and objectives of the plan, appear to promote a positive

agenda for the delivery of development, we are somewhat concerned with the

content of some of the strategic policies, most specifically policy S2 which sets

out the ‘spatial strategy for growth’

2.13. In regards to this, it is noted that the targeted level of development and the scale

of growth to be attributed across the district’s settlements is expressed as

specific figures.

2.14. As discussed in relation to the ‘background’ chapter, all targets and requirements

should be expressed as a minimum, in order to support the delivery of growth.

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In particular it is considered that setting fixed positions would be at odds with

the Strategic Objectives.

2.15. The growth of Aylesbury and its promotion as a Garden Town, is however

considered logical, as the settlement plays a major role in the delivery of the

district’s employment opportunities, services and facilities. Furthermore, given

the existing commitment for the town to expand to the east (e.g. the Kingsbrook

development), it is considered that additional sites compatible with this growth

should be supported through the plan.

CHAPTER 4-STRATEGIC DELIVERY

2.16. As set out above, it is considered that the strategic policy to substantial grow the

town of Aylesbury and to facilitate the formation of a ‘Garden Town’ through the

eastern expansion is a logical approach to accommodating a large proportion of

the district’s development needs.

2.17. It is noted under policy D1 that it is identified that the housing requirement for

Aylesbury is 15,845 (including the requirements of , Bierton and

Weston Turville due to their association with the urban expansion to the east

and south of the town). The residual housing requirement is identified as 8,221

homes.

2.18. The policy identifies that the housing development will be delivered through

previously developed sites and sustainable urban extensions, with a list of

potential housing allocations listed at Appendix A.

2.19. The potential housing allocations includes both previously developed sites within

the existing town as well as urban expansion sites to the south east of the town.

These sites have a total capacity of 6,829 dwellings.

2.20. There is therefore clearly a substantial shortfall between the residual

requirement and the capacity of the potential allocations.

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2.21. Further to this, it is noted at paragraph 4.78 that due to Bierton

forming part of the proposed expansion of Aylesbury, specific allocations for

those settlements would not be made (e.g. the allocations made are as part of

the expansion), and that “Any other proposals for development at Bierton or Weston

Turville will therefore not be permitted except in exceptional circumstances”

2.22. Given the above situation, it is considered that in order to achieve the housing

requirement for Aylesbury, the council should be allocating a greater number of

sites and ensure the flexibility of policy to allow additional growth in Bierton and

Weston Turville which concords with the strategic expansion of Aylesbury on

unallocated sites.

2.23. In regards to the allocation of more sites, it is considered that ‘Land west of Gib

Lane, Bierton’ clearly represents a site which could contribute towards achieving

the residual housing requirement and is extremely well located in the context of

the eastern expansion of Aylesbury as well as the existing built form of Bierton.

2.24. Most specifically, it will be noted that the site is identified in the Housing and

Economic Development Land Availability Assessment as being suitable for

housing (approximately 84 additional dwellings), and is surrounded to the north,

east and west by the existing settlement pattern of Bierton, whilst to the south

will be a Sports Field on the north western corner of the new neighbourhood of

Orchard Green.

2.25. The site will therefore have access to and support the services and facilities

provided in both Bierton and Orchard Green, whilst the sports field will ensure

the separation of the historic village from Orchard Green.

CHAPTER 5-HOUSING

2.26. In regards to the chapter on housing, it is noted that the policies set a threshold

and proportions for delivery of affordable housing, dwelling sizes and mixes as

well as criteria which will be applied to proposals for rural exceptions site, rural

workers dwellings and, self-build replacement dwellings.

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2.27. It is considered that the chapter covers all expected ‘housing-related’ policy

matters, and we have no comments to make.

CHAPTER 6-ECONOMY

2.28. It is noted that the policies set out in this chapter relate to protection and

provision of employment sites of all types, as well as the provision of

‘complementary facilities’, and supporting the development of businesses

compatible with residential areas, as well as retail, tourism and agriculture.

2.29. It is considered that the expected ‘employment’ policy related matters have been

covered in this chapter and we have no comments to make.

CHAPTER 7 TRANSPORT

2.30. The transport chapter, sets out parking standards (vehicle and cycling), policy

relating to the provision and protection of footpaths and cycle networks, and

electric vehicle charging points.

2.31. We have no comments to make in relation to this chapter.

CHAPTER 8-BUILT ENVIRONMENT

2.32. The built environment chapter sets out policies in relation to the historic,

environment, design and amenity.

2.33. We have no comments to make in relation to these policies, however it is noted

that the ‘External Space Standards’ section of policy BE2 relates purely to the

residential development. It is therefore considered that this would more usefully

be located within the housing chapter of the plan.

CHAPTER 9-NATURAL ENVIRONMENT

2.34. In respect of the ‘Natural Environment’ chapter, it is noted that there is a wide

range of policies, including the assessment criteria for considering applications

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related to specific designations (e.g. statutory ecological, landscape etc) as well as

matters including noise, air quality and light.

2.35. We have no comments to make in relation to this chapter.

CHAPTER 10-COUNTRYSIDE

2.36. This chapter provides, policies on the re-use of rural buildings, equestrian

development, renewable energy developments and public rights of way.

2.37. Although, we have no comments to make on this chapter, it is considered that

the matter of renewable energy development provision, would be better suited

to be located within the ‘infrastructure’ chapter, as such development is not

exclusively suited for the countryside (and the policy contains sets out ‘validation

requirements’ for various sizes and forms of development e.g. developments of

10 or more dwellings etc).

CHAPTER 11-INFRASTRUCTURE

2.38. This chapter sets out policies in enhancement and provision of ‘green

infrastructure’, sports and recreation facilities, community facilities, flooding and

telecommunications.

2.39. As set out above, it is considered that renewable energy generating development

policy would be better suited to be located in this chapter.

2.40. We do however have no specific comments to make in relation to this chapter.

POLICIES MAP

2.41. It is noted that in relation to the drafted Policies Map, illustrate the location of

the potential allocations on the ‘settlement’ insets, and provides ‘strategic

illustrations’ of Aylesbury Garden Town.

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2.42. In relation to this, it is considered that the Aylesbury inset being focussed purely

on the south east of the town is misleading, and should illustrate the context of

growth for the whole town on the inset.

2.43. Furthermore, as discussed, it is considered that additional allocations should be

made in relation to Aylesbury in order to address the shortfall between its

residual housing requirement and potential allocations as identified in the draft

plan.

2.44. As highlighted, it is considered that ‘Land west of Gib Lane, Bierton’ is ideally

located to accommodate such an allocation, and that its development would

concord with the emerging development strategy.

OTHER COMMENTS

2.45. We have no other comments to make.

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3.0 SUMMARY 3.1. This statement provides comments in relation to the draft ‘Vale of Aylesbury

Local Plan’ on behalf of Sonia Davis, Fiona Church and Roger Davis the co-owners

of Corner Farm, Gib Lane, Bierton, Buckinghamshire

3.2. As has been set out, it is considered that the proposed strategic expansion of

Aylesbury to the south and east to form a Garden Town (which will also contain

Bierton, Stoke Mandeville and Weston Turville) to support the delivery of growth

in the district is considered logical, however there is a clear shortfall of

allocations in comparison to the identified residual housing requirement (and

the associated policy framework appears restrictive to the delivery of windfall

sites within Bierton and Weston Turville).

3.3. It is therefore considered that the council should seek to identify a greater

number of allocations, and that Land west of Gib Lane, Bierton is ideally located

and suitable to be identified for housing.

3.4. In regards to this, it will be noted, that the site sits comfortably within the

proposed urban expansion area, is surrounded on three sides by the existing

built form of Bierton, whilst to the south will be a sports field on the north

eastern corner of Orchard Green, one of the three new neighbourhoods

consented as part of the Kingsbrook development. The presence of the sports

field also means that the existing village and new neighbourhood will be kept

separate.

3.5. It will also be noted, that the site is identified as ‘suitable for housing’ in the

Housing and Economic Development Land Availability Assessment published in

May 2016, (Reference number BIE027-Capacity 84 dwellings). This is further

evidence supporting the case for the allocation of the site.

3.6. We trust that these comments will be taken into account through the further

preparation of the plan.

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Appendix 1: Site Location Plan (Land west of Gib Lane, Bierton)

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