LAND WEST OF GIB LANE BIERTON, BUCKINGHAMSHIRE
REPRESENTATION ON VALE OF AYLESBURY 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 Aylesbury Vale 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 Stoke Mandeville, 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 Weston Turville
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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