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For the Attention of Susan Kitchen Aylesbury Vale District Council

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For the Attention of Susan Kitchen Aylesbury Vale District Council Your ref: 16/01040/AOP Our ref: 32113 6 April 2017 Peter Brett Associates LLP OxfordWaterloo Place House 61Victoria Oxford Square Street For the attention of Susan Kitchen ManchesterBirmingham B2 5TB T: +44 (0)161(0)121 245633 89002900 E:F: [email protected] Aylesbury Vale District Council E: [email protected] Development Control The Gateway Gatehouse Road Aylesbury Bucks HP19 8FF Dear Ms Kitchen 16/01040/AOP: AMENDMENTS TO OUTLINE PLANNING APPLICATION FOR THE DEVELOPMENT OF AYLESBURY WOODLANDS, NORTH OF ASTON CLINTON ROAD, AYLESBURY In March 2016, Buckinghamshire Advantage (the ‘applicant’) submitted an outline planning application on behalf of the Aylesbury Vale Advantage Legacy Board (AVALB), to Aylesbury Vale District Council (AVDC), for the development of land between Wendover Road and Aston Clinton Road, Aylesbury (‘Aylesbury Woodlands’). The planning application was prepared by Peter Brett Associates LLP (PBA) on behalf of the applicant and was validated on the 29th March 2016 under reference 16/1040/AOP. Application Amendments Further to our recent discussions, we now submit formal amendments to the planning application, together with supporting information as described fully in the attached Appendix 1 under the following headings: 1. Revised Article 14 Land Ownership Certificate (the Certificate itself is attached at Appendix 2) 2. Revised Application Description 3. Revised Application Drawings 4. Phasing Strategy 5. Addendum to March 2016 Environmental Statement. Appendix 1 also describes the rationale for the amendments and explains the procedures we have followed in submitting them. The attached Appendix 3 contains a brief update of the planning policy position in Aylesbury. As agreed with you, we enclose 6 No. paper copies and 2 No. DVD copies of the documents and plans listed in Appendix 1. The submitted amendments and supporting information should be read and considered alongside the contents of the March 2016 application. Registered Office: Caversham Bridge House, Waterman Place, Reading, Berkshire, RG1 8DN. UK. T: +44 (0)118 950 0761 F: +44 (0)118 959 7498 Peter Brett Associates LLP is a limited liability partnership and is registered in England and Wales with registered number OC334398. A list of members’ names is open to inspection at our registered office. Brett Consulting Limited is wholly owned by Peter Brett Associates LLP. Registered number: 07765026. www.peterbrett.com Vision Buckinghamshire Advantage’s vision for Aylesbury Woodlands remains as submitted with the application in March 2016, as below: Aylesbury Woodlands Vision Statement “Aylesbury Woodlands will become a new Gateway in Buckinghamshire. The development will bring much needed infrastructure and a transformational employment offer for the region. Aylesbury Woodlands will complete the Eastern Link Road, part of the emerging strategic highway network to create better connectivity around Aylesbury. The mix of new businesses within a designated ‘Enterprise Zone’ will be ideally situated alongside the A41 and just twenty minutes from London’s M25. The development will also provide high-quality homes to diversify Aylesbury’s housing offer, organised around a strong local centre and set within an unprecedented quantum of recreational space, sports facilities and Green Infrastructure networks which make up more than half of the development’s total site area. The net result will be a self-contained, highly sustainable, community giving people who choose to live or work here easy access on foot or cycle to day to day facilities, all within an exceptional environment.” Benefits We would highlight that the Aylesbury Woodlands proposal has a number of key benefits: Anchor to Aylesbury’s economic regeneration, supporting the wider growth of the town . Delivery of substantial economic growth (up to 102,800 sq m of employment floor-space) within the designated Arla/Woodlands Enterprise Zone. The development will support an estimated 4,564 jobs on site and a further 1,141 in the wider economy through supply chain linkages and spending (5,705 gross jobs). Of these jobs, it is estimated that 2,634 jobs and £152.3 million GVA per annum will be new to the Aylesbury Vale district economy. The scale and mix of floor- space proposed will attract companies from priority sectors and play a key role, over time, in restructuring the economy of Aylesbury Vale and Buckinghamshire as a whole; Essential highway infrastructure as ‘up-front’ provision, enabling a new orbital route to be created around Aylesbury . Delivery of the Eastern Link Road (South) - the ELR (S) - will enable strategic growth to the east of Aylesbury and is fundamental to the delivery of the Government approved Aylesbury Garden Town. The ELR (S) is also identified as a key pillar underpinning the Buckinghamshire and Thames Valley Local Enterprise Partnership’s Local Growth Deal. The ELR (S) will be a key link for orbital transport movements, reducing congestion and improving the quality of the town centre environment, whilst improving strategic connectivity, including with Milton Keynes and the M25; . The completion of the ELR (S), the Southern Link Road (SLR), the Stoke Mandeville Bypass and associated South Eastern Link Road (SELR) is forecast to have a beneficial impact on levels of traffic delay across the modelled network for Aylesbury, even with the inclusion of substantial traffic growth to 2034 in addition to the traffic likely to be generated by Woodlands and Hampden Fields. In the 2034 Scenario (Cumulative with Hampden Fields) key links (Walton Gyratory, A418 through Bierton, Aston Clinton, Weston Turville, Stoke Mandeville and Bedgrove) are forecast to experience a general decrease in traffic volumes as a result of the proposed developments and associated highway infrastructure. In addition to the forecast general decreases in traffic volumes outlined above, Aylesbury Woodlands also proposes that traffic calming be provided in Aston Clinton and Weston Turville; C:\Users\kgoodier\Documents\TC\AW cover letter Final 06 04 17.docx 2 . Crucially, the ELR(S) and most of the employment floor-space will be delivered in phase 1 of the development, providing an essential platform in the short term to facilitate future investment in the delivery of the Aylesbury Garden Town and its associated benefits for the wider community; A balanced community with a new ‘custom build’ housing offer for the district . Delivery of up to 1,100 market and affordable dwellings, including a proportion of custom build dwellings, and an additional 60 residential extra care units, together with a mixed use local centre and provision of land for a new primary school. Collectively, this mix will make a major contribution to housing supply and result in the creation of a highly sustainable, balanced community, with an estimated 1,700 residents of working age living within easy walking and cycling distance of a new major employment hub – thereby offering something quite different to existing and other proposed developments in Aylesbury. The mix of uses proposed will both deliver the vision described above and ensure the provision of appropriate supporting infrastructure, such as the ELR(S); Flood risks carefully managed . The Flood Mitigation Scheme will ensure that there is no increase in flood risk offsite as a result of the construction of the ELR(S); furthermore, there will be a small reduction in flood risk on the Bear Brook downstream of the site. Following the sequential approach advocated by the National Planning Policy Framework (the NPPF), all ‘More Vulnerable’ and ‘Less Vulnerable’ land uses are proposed within Flood Zone 1 ‘Low Probability of Flooding’ following construction of the ELR(S). The submitted Flood Risk Assessment confirms that the development is safe, it does not increase flood risk and does not detrimentally affect third parties, in accordance with the objectives of the NPPF; Providing the platform for a Sports Village to support the growing Aylesbury community . Enabling the provision of sports facilities and creating connections with Stoke Mandeville in providing for the establishment of a sports village and athletes’ accommodation. Additional sports facilities will benefit the local community, who will have access to them, and new sports pitch provision will help to meet the existing deficit in the local area; Green credentials for a sustainable community . Establishing a sustainable, connected community with reduced reliance on private vehicular use. The proposed masterplan promotes walking and cycling and substantial open spaces will allow residents to enjoy local recreation; . Green Infrastructure, taking up about half of the site area, will provide green corridors for wildlife and people from urban through suburban to the rural environment. This network of multi-functional green spaces will form a key component of the Aylesbury Linear Park; and . The development of the canal side and retail, restaurant and other leisure uses will provide jobs, leisure and entertainment for residents, workers and visitors, to complement, not compete, with Aylesbury town centre. Environmental Effects The March 2016 Environmental Statement, together with the Addendum enclosed now comprise the Environmental Statement (ES) for the consideration of this planning application. The ES clearly demonstrates that the majority of likely significant environmental effects arising from the development, where considered to be adverse, can be suitably mitigated. In some cases, this can be achieved by providing
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