• Abstract and Figures
• Public Full-text

INTRODUCTION 12.1 This Chapter comprises the Proposals which relate to specific major sites in the plan area. They are Portfields (Buckingham), Pitstone Cement Works, Newton Longville Brickworks, Calvert Brickworks and Westcott (Royal Ordnance Complex). PORTFIELDS, BUCKINGHAM 12.2 The development of the Portfields site by means of a comprehensive package would offer Buckingham a reasonable amount of benefits. Accordingly, it is prudent to include general policies regarding the development of the site. The objective would be to secure sufficient benefits for Buckingham to justify acceptance of the scheme, and to prevent piecemeal development which is unlikely to offer the wider benefits of a comprehensive development. RMS.1 Proposals for the Site for Comprehensive Development at Portfields, Buckingham shown on the Proposals Map will normally only be permitted where they comprise a comprehensive scheme for the whole site. Any built development should extend no further west or north beyond the line defined as the Portfields Built-Up Limit shown on the Proposals Map. Any proposals should include all of the following: a) primarily housing development; b) vehicular access to the site comprising as a minimum road links from Bridge Street and Bourton Road; c) removal of the disused sewage works and sludge beds and restoration of the land for open space use; d) provision of public open space to enable the provision of a riverside park and walk; e) provision of pedestrian/cycle links between the town centre and proposed and existing nearby housing areas, including bridges for pedestrian/cycle access across the River Ouse to Cornwalls Meadow and Stratford Fields; and f) an element of affordable housing, subject to there being a proven need; and take into account both the following considerations: i) the proximity of the Conservation Area to parts of the site; and ii) views into the site, especially from Cornwalls Meadow, Page Hill and Stratford Road. RMS.2 The comprehensive development of the site at Portfields, Buckingham as described in RMS.1 shall be secured by means of agreement(s) made pursuant to Section 106 of the Town and Country Planning Act, 1990.

RALPPT1/ralppub12 187 12.3 Other Proposals of this Plan, in particular policies for the control of development, shall apply, except that the sports field element of the recreational open space requirement (see RRT.7 and para 9.29) may be met within the riverside area. PITSTONE CEMENT WORKS 12.4 Pitstone Cement Works closed in December 1991. This has very significant land use implications. It was a long-standing major employment location, particularly for local villages. In total the company’s (Castle Cement) land-holdings extend to approximately 400 hectares. The plant area, itself, is approximately 32 hectares, consisting of the kilns, clinker and cement stores and various specialist ancillary buildings. 12.5 Beyond the plant are three quarries. Quarry 1, adjacent and to the south of the plant, is semi-restored and unworked for several years. Quarry 2, to the south of the B488 and within the Chilterns Area of Outstanding Natural Beauty (AONB) and Metropolitan Green Belt, was active until plant closure with no restoration undertaken. (This quarry extends at its western end into Dacorum Borough, Hertfordshire). Quarry 3, adjacent to the Grand Union Canal and west of the railway line, was also active until closure, but has been partly restored with a nature reserve established and managed by the Berkshire, Buckinghamshire and Oxfordshire Naturalists’ Trust (BBONT) with support from Castle Cement. In addition, Castle Cement owns green field sites, in particular, to the south and east of Church End. 12.6 Although within the countryside adjacent to and highly visible from the Chilterns AONB it would be inappropriate and unrealistic to require that the entire plant site be cleared and returned to agricultural use. It is recognised that scope exists for a sensitive redevelopment of the plant site, itself, which could result in not only the significant reduction of environmental impact but also provision for employment to address the significant job losses on the site. Housing would be appropriate on part of the site, but, without any employment development, this would add to the mismatch between homes and jobs which the closure has already created. 12.7 The cement company’s land-holding is within an area of great sensitivity in terms of landscape character and quality. Quarry 2 is within the Chilterns AONB and the remainder of the area is in close proximity to the boundary. To the east, in the vicinity of Pitstone Windmill, is an Area of Attractive Landscape. Consideration of landscape implications of reuse and redevelopment must be given considerable weight. 12.8 Replacement built development should be restricted to an area the size of the footprint of the existing plant and generally to the same boundaries. This will ensure that clearance of the plant is achieved, make use of the existing infrastructure serving the site, and offer the best means of reducing the overall impact of the site on the surrounding countryside. However, in defining the boundary of the replacement built development, there may be opportunities to swap limited areas of land between the defined footprint and the immediately adjacent areas, to enable the most satisfactory comprehensive scheme to be achieved. The Council is anxious to encourage an employment led approach to the reuse of the site. A new employment use may be an extensive user of land and will require buffer zones with other land use both within and adjoining the site. Land may be required for general services and facilities. It is considered that housing would be appropriate for about 33% (10.56 hectares) of the plant footprint as part of a comprehensive scheme including employment as well. (Assuming 25 dwellings per hectare, the area for housing would provide 264 dwellings.) This approach is also consistent with a desire not to provide for a substantial number of homes in a relatively isolated location away from urban facilities. In the detailed treatment of the new residential development, it will be important to acknowledge the importance of integrating with and relating to the

RALPPT1/ralppub12 188 existing pattern of residential development in Pitstone and not creating an entirely separate and divorced "settlement". 12.9 There are open and wooded areas outside the cement plant footprint, including, in particular, a wooded area between the footprint and the allotments adjacent to the Lower Icknield Way, that have provided a buffer between the plant and the village. These areas, which will be beyond the boundary of the replacement built development, may provide visual separation or linkage, or an opportunity for functional linkage, but their most appropriate role will depend on the particular scheme proposed. Their precise role is a matter properly to be dealt with in the comprehensive scheme for the site as a whole. 12.10 Proposals for Quarry 2 should result in its return to use(s) which are entirely compatible with its location in the AONB and the Green Belt. The extent to which this objective is compatible with, or may be furthered by, landfill to restore the site is a matter that will require careful consideration. 12.11 Castle Cement’s nature reserve in Quarry 3 is currently managed by BBONT; it is an important amenity and educational resource which should be maintained and developed further. Proposals for the remainder of the site must allow this to be achieved. 12.12 Historically, the cement works depended on the railway for the import of coal and gypsum and the export of cement. Whilst latterly there was increasing reliance on road transport, the local road system remains inadequate. Highway improvements will be required to accommodate traffic generated by development. Every endeavour should be made to utilise the existing railway access to the site which could reduce the extent of highway works required, allow a greater degree of development than otherwise possible on the site and reduce the traffic impact on the surrounding area. In general, the Council will favour new uses of the site that make the most of the existing infrastructure and its particular attributes and include improvements thereto. 12.13 The revocation of existing mineral extraction consents together with any new proposals for landfill will be matters that will be considered by Buckinghamshire and Hertfordshire County Councils as Mineral and Waste Disposal Authorities. 12.14 The important and wide ranging implications of reuse and redevelopment of this site will require comprehensive consideration of the site as a whole, including all land presently within the cement company’s ownership. A piecemeal ad hoc approach is unlikely to produce satisfactory solutions and a sound basis for decision making. Comprehensive consideration of issues will require close liaison with Buckinghamshire and Hertfordshire County Councils and Dacorum Borough Council. RMS.3 In any development proposals for the reuse and redevelopment of Pitstone Cement Works as defined on the Proposals Map, the District Council will seek: a) to ensure that any development shall be against the background of a comprehensive plan for the whole of the site; b) removal of the existing cement works, satisfactory restoration of mineral workings and revocation of outstanding mineral planning consents; c) to restrict replacement built development to the Footprint of Pitstone Cement Works, as defined on the Proposals Map,

RALPPT1/ralppub12 189 (though there may be scope to swap limited areas of land where this would enable the most satisfactory comprehensive scheme to be achieved); d) appropriate provision for employment on 67% (21.44 hectares) of the defined site; e) provision of housing on 33% (10.56 hectares) of the defined site. A specific allocation is made in the Plan. It is intended to seek an agreement with the owners of the site to secure the provision of substantial staged employment provision in tandem with housing over the plan period; f) the reduction of the visual impact of the built-up area of the works and associated quarries and the visual enhancement of the site; g) restoration of Quarry 1 to an open use appropriate to the countryside; h) use(s) for Quarry 2 consistent with its location within the Area of Outstanding Natural Beauty and Metropolitan Green Belt; i) to secure arrangements for the long term maintenance and furtherance of the nature reserve in Quarry 3; j) to ensure that existing trees and hedgerows, particularly where they screen the site, are retained and supplemented, save where the retention of existing trees and hedgerows would prevent the most satisfactory comprehensive scheme from being achieved; k) satisfactory highway access, including any necessary local road improvements and/or routing agreements; l) maximum utilisation of the railway for access and servicing; m) to protect and enhance the amenities of the neighbouring residents and those in nearby settlements; and n) to exploit opportunities on land adjacent to the boundary of the replacement built development to enhance integration and to develop appropriate links and screening between the village and new development. NEWTON LONGVILLE BRICKWORKS 12.15 Newton Longville Brickworks closed in February 1991. The closure raises very significant land use issues. The site was a long-standing major employer. There are substantial unworked reserves of brick clay, including areas with planning permission for extraction. There are substantial worked out areas in the form of clay pits; these are strategically important for waste disposal. Highway access to the site is poor and the Milton Keynes Development Corporation and Borough Council have a long standing desire to see the creation of a Bletchley southern bypass which could pass through the site. In total, London Brick Company’s ownership extends to 337 hectares. The site is located partly within the Borough of Milton Keynes.

RALPPT1/ralppub12 190 12.16 The District Council responded to closure of the brickworks by defining a "Special Study Area" for further detailed work. The brickworks area raises a variety of complex issues, some of which affect or are the responsibility of other local authorities. These issues require a co-ordinated response: a planning brief for the area is being prepared jointly by the District Council with the County Council and Milton Keynes Borough Council; the brief will also cover that part of the brickworks within Milton Keynes. There will need to be detailed discussions with the site owners as well as public consultation on a draft version of the brief. 12.17 The planning brief approach is considered to be the best option for determining the future of the site; it allows for the resolution of issues of principle before the submission of a planning application and provides an opportunity for early and full public consultation. It recognises, however, that there is a need to find a beneficial future for the area and to take advantage of the opportunities for environmental and other improvements afforded by the closure. 12.18 The Special Study Area boundary, to ensure a comprehensive treatment of this site and the issues raised, includes the whole of the London Brick Company’s land ownership. It also extends beyond the ownership boundary to include the immediate environs of the brickworks. 12.19 A draft planning brief was published for public consultation in April 1992. Following consideration of the response thereto the Council has decided to support the principle of a comprehensive redevelopment of this area to include, within Milton Keynes Borough, new housing, employment, local shopping, recreation and community facilities and, within Aylesbury Vale and Milton Keynes, the redevelopment of the former brickworks site to provide for replacement employment. The Council is also committed to the principle of a new link road between the Drayton Road and A4146 Fenny Stratford bypass to serve the reuse and redevelopment of the brickworks site. It also supports the eventual creation of a new link between the Buckingham Road (A421) and A4146 Fenny Stratford bypass. A safeguarded corridor is shown on the Proposals Map for the link road between the proposed "Newton Leys" development in the Borough of Milton Keynes and A4146 Fenny Stratford bypass; this corridor has been drawn wide enough to allow for the uncertainty about the precise alignment, landscaping, mains services and future dualling. The Council will also seek to ensure that the opportunity for construction of a link between the proposed "Newton Leys" development in the Borough of Milton Keynes and the Buckingham Road (A421) is not prejudiced by development. 12.20 A planning brief, taking into account the response to public consultations on a draft, will be prepared jointly with Milton Keynes Borough Council and Buckinghamshire County Council. RMS.4 Newton Longville Brickworks (including the unworked area with consent for brick clay extraction and the area with consent for land- fill) is identified as Newton Longville Study Area on the Proposals Map. The Council supports the principle of a comprehensive redevelopment of this area (including within Milton Keynes new housing, employment, local shopping, recreation and community facilities and within Aylesbury Vale and Milton Keynes the redevelopment of the former brickworks for employment) subject to: a) provision of a new link road between the proposed development in the Borough of Milton Keynes and the A4146 Fenny Stratford bypass, including a new bridge across the main line railway from London (Euston) to Glasgow, as part of the initial phase of development;

RALPPT1/ralppub12 191 b) redevelopment of the brickworks for employment being limited, such that the total resultant traffic generation would not exceed the yearly average of that generated by the brickworks in the three years of operation (1986, 1987, 1988); c) appropriate measures being undertaken to discourage and so minimise the impact of traffic generated by the development using the rural road network and travelling through villages in Aylesbury Vale, in particular Newton Longville; d) the revocation of all outstanding mineral planning consents and the granting of a new planning permission and waste disposal licence for a revised landfill programme, alongside and linked with the granting of outline planning permission for comprehensive redevelopment of the area; and e) provision for maintenance of an open gap between any new development and Newton Longville village being secured. RMS.5 The Council will protect the Safeguarded Corridor, Newton Longville Brickworks identified on the Proposals Map for a road between the proposed development in the Borough of Milton Keynes and the A4146 Fenny Stratford bypass. The Council will also seek to ensure that the opportunity for construction of a link between the proposed development in the Borough of Milton Keynes and the Buckingham Road (A421) is not prejudiced by development. RMS.6 In relation to the redevelopment of Newton Longville Brickworks, the Council will seek: a) the preparation of an environmental assessment, in order to facilitate its consideration of proposals for comprehensive development in the Study Area; and b) to secure, by means of legal agreements with the landowner or developer, that the necessary improvements to the physical and social infrastructure of the site and surrounding area are provided at the appropriate time. CALVERT BRICKWORKS 12.21 There has been a brickworks at Calvert since the end of the last century. It was a major local employer drawing people from a wide area. The brickworks closed in August 1991 with the loss of nearly 340 jobs; at its peak nearly 600 were employed on the site. 12.22 The site is located in open countryside remote from main centres of population. The developed footprint of the brickworks extends in linear form, south-westwards from the existing small ribbon of housing at the main entrance to the works. 12.23 The former brick production and associated open storage areas are identified on the Proposals Map as Footprint of Calvert Brickworks. To the north-west of that area is the site of former Pit No 1, now partially filled. The two areas together are shown on the Proposals Map as Site of Redundant Brickworks. To the south-east are an area of operational land, an amenity area and recreational facilities. Although not

RALPPT1/ralppub12 192 included in the identified site, this area acts as a buffer between the Footprint of Calvert Brickworks and the landfill site farther to the south-east. 12.24 Although the developed area is situated in open countryside, it would be unrealistic to require the site to be cleared and returned to agricultural use. Therefore, any major development proposals will be assessed in the context of RC.6. 12.25 Accordingly, in recognition of the site’s location in open countryside, any new buildings will normally be restricted to the Footprint of Calvert Brickworks as defined on the Proposals Map. This area extends to approximately 25 hectares. There is no justification for building on farm land, but there may be opportunities to swap limited areas of land to enable a satisfactory comprehensive scheme to be achieved. 12.26 The Council is aware that in the past housing was built in surrounding villages which accommodated people who worked at Calvert; therefore, the redevelopment should be employment led. The Council is, therefore, anxious to encourage new employment on this site and, as a minimum, to replace the number of jobs lost at the time of the closure of the brickworks. Because of the location it would be inappropriate to promote a large amount of B8 Use Class at Calvert. To create as a minimum 350 jobs, (assuming 40% site coverage), employment in B1 Use Class would require 3 hectares within the defined footprint. 12.27 There would remain a substantial area, that is about 22 hectares, within the Footprint of Calvert Brickworks which would be available for other uses in addition to replacement employment. Some land will be required for open space and for facilities and services associated with employment. Housing will be appropriate on part of the site, along with further associated employment. Any proposals for such development should recognise the desire to limit new development in a location which is not well related to urban facilities. While the precise number of dwellings and their location will properly be established by a planning brief, it is considered that it will be necessary to allocate up to 12 hectares of land to provide for between 250 and 300 dwellings, depending on factors such as size, mix, net density, and number of "affordable" low cost units. Of the other 30 hectares within the Site of Redundant Brickworks, some land will be required as a buffer between the development site and other land uses, and the remainder would be appropriate for open space and countryside recreation. 12.28 The Council would wish to encourage the widest possible use of the railway line; any redevelopment should not prejudice the continued use and development of the railway, in particular the opportunity for the railway to serve the site. RMS.7 The Council will assess any proposals for the development or other use of Calvert Brickworks site in the context of RC.6, and will require: a) a comprehensive plan for the whole of the Site of Redundant Brickworks which shall also describe the proposals in the context of and relate them to any intended development or other use of neighbouring land; b) removal of all of the existing brickworks buildings, kilns and chimneys; c) restriction of replacement built development to the Footprint of Calvert Brickworks, as defined on the Proposals Map, although there may be scope to swap limited areas of land to enable a satisfactory comprehensive scheme to be achieved;

RALPPT1/ralppub12 193 d) provision of structural landscaping works to enhance the site visually, to protect and enhance the amenities of local residents and to relate the site to its countryside location - existing trees and hedgerows, particularly where they screen the site, shall normally be retained and supplemented; e) provision within the Footprint of Calvert Brickworks of a minimum of 3 hectares of land for employment uses to replace that lost from the site on closure and up to 12 hectares of land for residential development to provide for 250-300 dwellings; f) that the remainder of the Site of Redundant Brickworks shown on the Proposals Map is devoted to uses appropriate to the site’s countryside location; and g) satisfactory highway access, including any necessary local road and/or junction improvements; and will seek: i) any appropriate local vehicle routing arrangements; ii) to establish and safeguard a suitable network of footpaths and bridleways within the site; iii) appropriate utilisation of the railway for access and servicing; and iv) to secure, by means of legal agreement with the landowner or developer, that the necessary improvements to the physical and social infrastructure of the site are provided at the appropriate time. A planning brief will be prepared for the site in consultation with the site owners and the draft of the brief will be the subject of public consultation. WESTCOTT (ROYAL ORDNANCE ESTABLISHMENT) 12.29 The establishment occupies what was a World War II airfield and soon after became a centre for development and testing of rocket motors and fuels. By its very nature it needed to be a secure site. At its peak around 1960, the number of employees exceeded 1,000 by a considerable margin. This had fallen to 280 by 1992. During this period the use and management of the site has undergone significant change. 12.30 The site lies approximately midway between Aylesbury and Bicester alongside the A41(T) in open countryside remote from main centres of population. The site is a prominent and intrusive feature in the foreground of spectacular views from the (Brill-Winchendon) hills which skirt it to the south. The hills are designated an Area of Attractive Landscape. The small village of Westcott (population in 1991 about 370 people) adjoins the site and has most facilities reasonably expected of it. 12.31 Whilst not wholly redundant as in the case of, say, Newton Longville or Pitstone, there are large parts of this site and many buildings (more than half) which are not in use. The buildings and structures are widely distributed about the site, but there are several distinct activity areas where they are more concentrated. It is the testing facilities which are most dispersed, although not over all of the site; much is open

RALPPT1/ralppub12 194 (undeveloped) in character. The Westcott complex represents an economic resource which should be more efficiently exploited. There will also be opportunities for environmental improvement in any rationalisation of the use of the site. 12.32 The Council proposes that Westcott be treated in a similar way to other major sites in the countryside. The policies for the countryside generally will apply, subject to the special considerations set out in RC.6 and RMS.8. RMS.8 The Council will assess any major development proposals for the site of the Royal Ordnance Establishment at Westcott (or any part thereof) in the context of RC.6, and will seek: a) a comprehensive plan for the whole of the site or, where part is the subject of development, a comprehensive plan for the relevant part which shall also describe the proposals in the context of, and relate them to, any intended development or other use of the remainder of the site; b) the removal of derelict structures and buildings, including those not readily capable of conversion to alternative use, and suitable after-treatment of the sites so cleared; c) to resist any overall increase in the area of the site covered by buildings or the amount of floorspace accommodated (the base figures for such being respectively the ground floor area and total floorspace of existing buildings not including those in b) above); d) to restrict industrial, storage, and ancillary uses to buildings; e) to protect and enhance the environmental amenities of neighbouring residents, and those of Westcott village generally; f) to improve the appearance of the site or relevant part thereof, especially when viewed from the hills to the south and from the A41(T); g) to ensure that open land is devoted to uses appropriate to the site’s countryside location; h) satisfactory highway access, including any necessary local road and/or junction improvements and/or vehicle routing agreements; and i) where appropriate, the reinstatement of former footpaths and bridleways and/or the establishment of a suitable alternative network of such.

RALPPT1/ralppub12 195

Load more

  9

Copy Link