Site Assessment – Land north of Avenue Road,

Site: Land to the north of Avenue Road, Maids Moreton - HELAA site reference MMO001

Assessment of Suitability for Residential Development

Date: 5th September 2016

Authors: Kike Giwa and Duncan Hartley, Rural Solutions

Land Owners: Andrew Threipland and Ben Marten

Appendix A: Map showing extent of land promoted for development Appendix B: Site Designations

Issue Commentary

Settlement Maids Moreton Site Area 4 hectares / 9.9 acres Local Planning Authority Vale District Council Site Address Land to the north of Avenue Road, Maids Moreton, MK18 1PZ Type of Site Agricultural Current / Previous Use Agricultural Description of Site The site comprises three parcels of land, which, for the purposes of this assessment will be referred to as Field 1 (land to the west of Scotts Lane), Field 2 (land to the north-west of Scotts Lane) and Field 3 (land to the east of Scotts Lane).

The site is situated in the village of Maids Moreton, occupying the south west corner of the village. The western boundary of Field 1 is flanked by the A413 which leads to to the south, and offers connections to the wider road network and to smaller nearby villages including Akeley to the north. The remaining boundaries of the site are edged immediately by built up residential areas (with reference to development along Avenue Road, Glebe Terrace, Hall Close, Main Street and parts of Duck Lake), whilst the tree-lined Scotts Lane splits Fields 1 and 2 from Field 3, offering access to the dwellings to the north and to the rest of the village of Maids Moreton.

NOTE: this site assessment needs to be read alongside the representations submitted on the Vale of Aylesbury Local Plan Summer 2016 consultation.

A. AVAILABILITY Ownership The site is in the ownership of the joint land owners, Ben Marten and Andrew Thriepland. Agent Promoting Rural Solutions Availability Summary Because the site is in dual ownership, and there are no insurmountable constraints affecting the land that would restrict its development as will be further assessed in the remainder of this document (see sections B and D), it is considered it is immediately available for development.

B. ACHIEVABILITY ISSUES Infrastructure / utilities  A general utilities search reveals that the site is in proximity to available services including electricity and mains gas and adequate drainage facilities.  Superfast Infinity broadband is available in the immediate area along with estimated download

speeds of up to 80MB. Access Vehicular access to Fields 1 and 2 can be gained from a gated entrance located along the west of the site just off the A413. Field 3 can be accessed off a gated entrance located along Avenue Road to the south of the field.

There is a public footpath that runs between Fields 1 and 2, connecting to another footpath along the north of Scotts Lane and providing direct links to the centre of the village. A public footpath also runs along the northern boundary of Field 3.

In terms of access to wider towns, Maids Moreton is served by bus services including the number 60, X60 and 151 which provide access to Akeley, Buckingham, Thornborough, Winslow and Aylesbury, whilst there is a term time only service that runs between Buckingham and Brackley which also serves the village.

The nearest railway station is located in Wolverton which is situated just over 13km to the north-east of Maids Moreton. It provides regular services to London Euston, Coventry, Birmingham and Northampton. Milton Keynes station is also located approximately 14km to the east of the village as an alternative.

It is important to note that previous refusals for planning permission for the residential development of the land (references: 00/00907/AOP and A/97/2020/AOP) did not include any highways or transportation related issues in the notices/letters. Legal covenants None Phasing The site is deliverable within the short term (0-5 years). Flood Risk The site is in Flood Zone 1 according to the Environment Agency’s flood risk maps and is therefore at the lowest risk of flooding (see Figure 2). Ground conditions No known ground contamination issues. Contamination No known risks. Achievability Summary In terms of achievability, it has been demonstrated that there are no insurmountable infrastructure delivery issues associated with the development of the site.

The site can be easily accessed off the A413 and Avenue Road, whilst there are very good pedestrian links to the centre of Maids Moreton through the presence of the public footpaths. The local area benefits from bus services which provide connections to Buckingham and Aylesbury, whilst there are two rail stations accessible in under a 20 minute drive time from the site.

There are no specific ground condition issues, no evidence of contamination on the land and the site does not fall within an identified flood risk area (see Figure 2). It is therefore clear that the development of the site is achievable.

C. VIABILITY

Market appraisal/competing potential uses The land is owned by joint landowners. It is a clean, greenfield site that adjoins the existing village confines and its development would represent a natural extension of the main residential built up area of Maids Moreton. Adjoining land uses are therefore complementary, whilst there are employment hosting sites (see section E) in the vicinity of the village.

Site Preparation Costs Because there are currently no known abnormal costs associated with bringing the site forward for development, the land is considered viable with short term development potential.

Viability Summary Given the above conclusions on viability, it has been demonstrated that the site is viable for residential development. There is strong market interest from the regional and national house building community for this site (previous house builders have sought planning permission for the development of the land).

D. SUITABILITY Designations Land north of Avenue Road falls within the boundary of the Maids Moreton Conservation Area which was formally designated in 2009. The Maids Moreton Conservation Area Appraisal qualifies the reason for including the site within the Conservation Area as follows:

1. Historic maps of the village show this area to have been open and undeveloped and it maintains some of its historic field boundaries.

Comment: the Conservation Area Appraisal does not raise any value (significance) of the subject land as important to the setting of a heritage asset or setting to an important area of heritage value eg. setting to and of valued buildings. The existence of a number of presumed historic field boundaries is an important consideration and one that can be addressed by a sensitively designed scheme which observes those features and the full character of the sites (three fields, 1, 2 and 3). It is therefore important to note that draft proposals for the development of land north of Avenue Road can and will ensure that the established historic field boundaries will be retained in the design of the scheme and will not be lost. The development of the land also brings forward opportunities to reinforce and maintain these boundaries through a well-designed landscaping scheme.

The full extent of the developable area on a layout plan has not yet been explored post the designation of Conservation Area. The owners wish to explore these matters with the Council as part of this iterative policy review process.

2. This area of open space acts as an important buffer between Maids Moreton and Buckingham. The undeveloped nature of these fields reinforces the identity of Maids Moreton as a separate and distinct village.

Comment: at appeal decision reference APP/J0405/A/98/295147/P7 concerning residential development for up to 25 dwellings the Inspector is unequivocal in stating that the field to the east of Scotts Lane (Field 3) and field to the north of Scotts Lane (Field 2) are developable – paragraph 20 states:

“To the east of Scotts Lane, though, the perception would be different. Because Scotts Lane and the trees and vegetation along its length are so effective at isolating the east, any development there would not be likely to be seen as a significant addition to the development on each side of Avenue Road. Even were housing to be built on the northern part of the proposed development area, it would tend to be seen against the backdrop of the village, and would also be some distance from the A413.”

This evidence is vital in the assessment of the developable built area of the subject sites. The character or appearance of the subject area and its neighbouring development has not changed significantly since the issue of the Inspector’s decision letter. The Inspector concludes on this matter of the importance of this open space acting as a buffer between Maids Moreton and Buckingham as follows (paragraph 20 continues):

“In the strict terms of the development plan I do not therefore consider that this would be more likely to be perceived as a significant consolidation of the link between Maids Moreton and Buckingham.”

The Conservation Area appraisal is very brief and circumspect on this matter of the sites’ significance as a landscape buffer between two settlements and provides very little substance of argument to support that role. The Inspector, however, fully evaluates the role played and gives a clear and unequivocal assessment.

It is therefore clear there is significant potential for part of whole development of the subject area without causing harm to the Council’s identified need to retain separation of the two settlements.

The Conservation Area Appraisal discusses the importance of the streetscape along Duck Lake / the A413 on approaching Maids Morten. It is our considered view that a buffer between the two settlements can be maintained through an effective layout and landscaping scheme that will ensure the retention of open space of value to the apparent buffer and, where possible, enhancement of the existing mature trees and hedges and field boundaries which provide enclosure to the site along Avenue Road and the A413. This will also ensure that this element of the streetscape on approaching Maids Moreton is retained. Moreover, the benefits of the loss of parts of this open space outweigh any potential harm, given the fact that the development of the land will bring forward an opportunity to meet the Council’s shortfall in meeting housing needs in the local area and wider District, as well as opportunities to provide a mix of housing types and sizes that the village needs.

3. The open aspect of this area of the village reinforces the rural character of the village which in other areas has been compromised by modern development.

Comment: it is agreed that part of the subject site (Field 1) does reinforce some of the rural character of the village. However, it is considered that the site can be developed whilst retaining that rural character. The full area need not be developed. A sensitively designed scheme can be achieved here. A design scheme can be brought forward which incorporates part of Field 1. Key parts of the site can remain untouched by built development in order to incorporate open spaces and ensure the retention of the rural character of this part of the village.

4. The area is important for wildlife and appreciated and valued by local residents.

Comment: The development of the will site also present significant opportunities to enhance its ecological value.

The site falls within Identity Area 3 of the Conservation Area Appraisal which is concentrated around Duck Lake / the A413, Main Street and Towcester Road and is characterised primarily by linear development1. The Appraisal makes reference to the Grade II listed building (the Old Manor House located north of Field 1) as a dominating feature of this side of Duck Lake. The Old Manor House is strongly contained within its existing curtilage, defined by tall and dense and mature landscaping. The setting of this listed building is therefore not formed by the identified land to the south and east that lies within the designated Conservation Area. Development of this area will not therefore harm the setting of the Old Manor House.

It is also of note that the Appraisal does not refer to any key views or vistas of value in relation to land north of Avenue Road and the subject site (the three fields) (see Chapter 9 of Maids Moreton Conservation Area Appraisal). There is therefore no matter of significance raised in the character of the subject fields that offer valued views/vistas.

Chapter 17 (Enhancement Opportunities) of the Conservation Area Appraisal sets out the Council’s aim to develop a short management plan for Maids Moreton. It is our considered view that enhancement opportunities – both to the ecology value of the site and relevant heritage assets – can be attained through the development of land to the north of Avenue Road.

On the basis of the above assessment, it is considered that a sensitively designed proposed development of the subject land would not cause adverse harm to the character or appearance of the Conservation Area. In

1 Maids Moreton Conservation Area Appraisal

fact, the development of the site could bring forward opportunities to enhance and make a positive contribution to this part of the Conservation Area through a well-designed scheme – this is supported by paragraphs 137 and 138 of the Government’s National Planning Policy Framework (NPPF or Framework).

There is a Public Right of Way (PRoW) footpath which flanks the northern boundary of Field 3 and connects to another PRoW along Scotts Lane that provides a direct link to the centre of the village. There is another public footpath that runs between Fields 1 and 2, connecting Duck Lake on the west to the PRoW along Scotts Lane. Again, it is felt that a well-designed scheme could bring forward opportunities to enhance the footpaths along the parcels of land and make them more walkable.

The site falls within an SSSI Impact Risk Zone due to its proximity to the Foxcote Reservoir and Wood located approximately 0.9km to the north of the site. However, the SSSi is not considered to preclude the development of the site. A Landscape and Ecology appraisal of the site which was conducted in 2005 recognised the presence of ecology habitats of interest on the land, although none more than ‘high local value’, alongside the presence of two protected species (Great Crested Newts and Badgers). Any future applications for development of the site would be accompanied by updated ecology appraisals and would include adequate measures to mitigation any potential harm to ecology on the site.

There are a series of Grade II listed buildings beyond the western boundary of Field 1 which will remain unaffected by the development of the site due to the presence of intervening mature trees.

There are no other special landscape or environmental designations affecting the potential development of the site.

Topography, Landscape & Ecology The site’s topography is gently undulating and gradually sloping towards the south. There are a number of trees and hedgerows within the site and along its perimeter, many of which benefit from Tree Protection Orders (TPO). Any proposals for the development of the site would ensure the adequate retention of these trees and hedges, thus maintaining the current visual appearance of the site from the A413 and Avenue Road.

Field 1 consists of three ponds, one of which has previously been revealed to consist of Great Crested Newts. In the appeal decision of 1998 for application A/97/2020/AOP, the Inspector pointed out that provided certain mitigation measures are put into place, the presence of protected species would not preclude the development of the site. Given the age of the ecology assessment of the site that was previously carried out (2005), any future applications for the development of the site will be accompanied by an updated ecology appraisal as well as measures to prevent any harm to any protected species that may be identified on the site.

The development of the site would boast clear opportunities to enhance and implement the effective

management of the ecology value of the site.

Planning History Previous Planning Applications:

In 1997, outline planning permission was sought for the residential development for up to 25 dwellings on the site (application reference number: A/97/2020/AOP). As District Council failed to determine the application in the required period, the applicant sought an appeal from the Planning Inspectorate. Although the appeal was dismissed and outline planning permission refused for the residential development of the site, in his assessment of the proposal, the Inspector made some key points which we reference below:

 The level of local services and public transport make the appeal site a sustainable location;  The development of land to the east and north of Scotts Lane would not be seriously detrimental given it is a self-contained area, dominated by existing development to the north, east and south;  The development of the northern part of the site would be seen against the backdrop of the village of Maids Moreton;  Provided certain mitigation measures are taken, the presence of protected species on the site would not preclude development; and  The development of the land would not materially harm highway safety.

The appeal was subsequently dismissed on grounds relating to the potential “harm” caused in relation to the loss of the open space (relating to the western part of the site – Field 1). Nevertheless, we opine that there are clear opportunities to enhance the open space of the site through an effective landscaping scheme and a well-designed proposal. The development of the site will be read in the context of the existing village.

In 2001, outline planning permission was also refused by Aylesbury Vale District Council for the residential development of up to 27 dwellings and use of the land as public open space. The proposal was refused for reasons similar to that made by the Inspector for the previous application’s appeal decision.

It is clear that the above decisions, including the appeal decision which was founded on a now expired development plan, were based on planning policies which can clearly be demonstrated as being out of date, given their age of adoption and inconsistency with the NPPF. Thus, within this Site Submission Document and in our accompanying Representation Letter for the Draft Vale of Aylesbury Local Plan (VALP) we not only appraise the sustainability credentials of Maids Moreton, we address the significance of the subject sites in their worth as buffer land and as heritage assets, and we also assess the social, economic and environmental benefits associated with bringing land at Scotts Lane forward for development.

Previous Site Submissions:

The site was previously submitted for allocation for residential development following the Council’s last Call for Sites consultation in 2014. The site, referred to then as Land to the North or Avenue Road (referenced MMO0001) was considered to be unsuitable for the following reason:

“This area of open space acts as an important buffer between Maids Moreton and Buckingham. The undeveloped nature of these fields reinforces the identity of Maids Moreton as a separate and distinct village. The open aspect of this area of the village reinforces the rural character of the village which in other areas has been compromised by modern development. The area is important for wildlife and appreciated and valued by local residents2.”

We consider that a suitable design can be brought forward whereby the rural character of this part of the village can be preserved. This will be achieved by retaining existing open areas within the site and the existing trees and hedges both within the site and those along Scotts Lane, Avenue Road and the A413 many of which are protected by a preservation order. An effective landscaping scheme can also be prepared which will illustrate how a limited part of the subject site which does offer a buffer function can be maintained and how the coalescence of the two settlements can be avoided by limiting the scale of development on Field 1.

Current Local Plan The current policies that guide development in the District include the saved policies of the Aylesbury Vale District Local Plan which was adopted in 2004. According to paragraph 215 of the Government’s NPPF, the Framework that provides the overarching policies that guide development in , due weight should be given to relevant policies in existing plans according to their degree of consistency with the NPPF, so that the closer the policies in the plan to the policies in the Framework are, the greater the weight that may be given.

Five Year Housing Land Supply:

Paragraph 47 of the NPPF requires all local planning authorities to be able to demonstrate a five year supply of housing land as a strategy to significantly boost the supply of housing in the country. Should the council fail to be able to demonstrate a five year supply of housing land, then development proposals for housing will be considered in the context of the presumption in favour of sustainable development (paragraph 14 and 49, NPPF). Moreover, paragraph 49 of the Framework explains that where the local authority is unable to demonstrate a five year supply of deliverable housing sites, relevant policies for the supply of housing should be considered out-of-date.

Even in its interim approach to meeting housing requirements in the District, the Council can only demonstrate a 4.9 year housing land supply for April 2016 to March 2021. It is therefore clear that there is a need to meet this shortfall of housing land supply, and the development of the site in Maids Moreton

2 Final Aylesbury Vale Draft Housing and Economic Development Land Availability Assessment Report v3 (May 2016)

represents an opportunity to do so.

Emerging Local Plan The Council is currently undertaking a public consultation for the Draft VALP, with an adoption target period of Summer 2017. The final plan will include the overall strategy for the district, site allocations and development management policies.

The Council has welcomed comments and representations on the draft policies of the VALP alongside undertaking a call for sites consultation where developers and landowners are welcome to promote sites for any use to be considered in the VALP. This document which assesses the suitability of the development of land north of Avenue Road, Maids Moreton, along with the accompanying Draft VALP Representation documents have been prepared as a direct response to the Council’s consultation.

With reference to the draft VALP, under the Council’s proposed settlement hierarchy, draft policy S3 identifies the village of Maids Moreton as a “medium village” where sites for development will be allocated given the sustainability of the village. Maids Moreton is identified as having a housing requirement of 69 dwellings, however, following commitments in years 2015/16) and completions between 2013 and 2016, and a HELAA site within the village identified for development of up to 21 homes, this leaves a shortfall of 46 homes still to be identified in Maids Moreton3. We feel that land to the north of Avenue Road presents an excellent opportunity to meet this shortfall in a sustainable and high quality manner, and would also contribute to meeting the required five year housing land supply.

E. ACCESSIBILITY Key Services & facilities within the village Schools4:  Maids Moreton C of E School is located on Avenue Road, just south of Field 3 – this is the best site option for access to the school. As of the last Ofsted report in 2012, the school had 74 pupils on roll against a capacity of 90, and an Ofsted rating of “good”.  Maids Moreton Preschool is also located along Avenue Road, 0.3km south of Field 3.

Village Hall5:  Maids Moreton Village Hall is situated immediately north of the site along Main Street, at approximately 0.04km north of Field 2.

Post Office6:  The nearest post office to the site is located in Buckingham. However, there is a post box located

3 Draft Vale of Aylesbury Local Plan, 2016 4 http://www.education.gov.uk/edubase/ 5 http://www.maids-moreton.co.uk/ 6 https://www.localpostbox.co.uk/postbox/search/maids%20moreton

immediately to the south of Field 1 along Avenue Road, alongside three others in the village; two on Main Street and one along Church Street

Church:  The Grade I listed St. Edmund’s Church is located to the south-east of the village at approximately 0.2km from Field 3.  The North Buckingham Parish church is located just adjacent to St. Edmund’s Church as an alternative.

Other Services Local to the Village:  The Wheatsheaf Public House  Pightle View Guest House  An Equine Vet Consultancy  The Vet Centre  In addition, whilst it may not be within the village confines of Maids Moreton, the Buckingham Rugby Union Club is located just opposite the site, on the other side of the A413.

Local Clubs and Associations7:  1st Maids Moreton Scouts (including Beavers, Cubs and Explorers)  Buckingham Rugby Club whom the applicants have a good relationship with  Maids Moreton Allotment Association  Maids Moreton Merrywalkers (for over 60s)  Maids Moreton Playing Field Association  Moretonville Football Club (for 7-16 year olds)

Accessible services & facilities in nearby towns / Buckingham has a wealth of local services and facilities which are easily accessible from Maids Moreton. villages Schools:  Buckingham Primary School is situated along Foscott Way in Buckingham, just under 0.5km from the application site. The school has a capacity of 540 pupils and about 607 on roll. As of the last Ofsted Inspection in 2014, Buckingham Primary School had a rating of “outstanding”.

GP Surgeries8:  The Swan Practice North End is located along Buckingham High Street, approximately 1.15km south of the application site. It has an NHS Choices rating of “in the middle range” and is currently

7 http://www.maids-moreton.co.uk/ 8 http://www.nhs.uk/service-search/GP/Maids-Moreton

accepting new patients.  The Swan Practice - Masonic Hall is located immediately adjacent to the North End Swan Practice. It is also currently accepting patients and also has an NHS Choices rating as “in the middle range”.  Verney Close Surgery has a similar NHS Choices rating and is also accepting new patients. The surgery is located along Verney Close in Buckingham, at approximately 1.35km to the south of the application site.

Post Office:  Buckingham Post Office is located along Market Hill, at approximately 1.4km from the application site. The post office opens six days of the week (Monday to Saturday) and includes a range of services including Parcelforce Express Services, Drop & Go and a 24 hour ATM.

Approximate distance to employment hosting sites There are many employment hosting opportunities both within Maids Moreton and in Buckingham. There are a few business parks in Buckingham including Tingwick Road Industrial Park located at about 1.7km south of Maids Moreton and Swan Business Park at approximately 2.5km from the proposed development site where there are are a range of businesses (supply stores, supermarkets and the Travelodge Hotel) that may offer employment hosting opportunities.

Access to public transport facilities with both settlements also presents commuting opportunities to employment hosting sites in Akeley, Wolverton and Thornborough.

Characteristics of walking environment The presence of the public footpaths to the north offers the site excellent pedestrian links both to the adjoining village centre and to the wider footway network. The presence of a street light at the northern end of the footpath on Scotts Lane provides a safe walking access to the centre of the village.

Along Avenue Road and the A413, there are footpaths and street lights which provide adequate and safe walking routes through the village. Moreover, Avenue Road comprises a post box, litter bins and other street furniture very characteristic of a typical suburban street. Residential dwellings to the south of the Road provide overlooking and therefore offer added safety for pedestrians.

Suitability Summary It is clear that the level of local services and facilities available in the village and accessible in Buckingham makes Maids Morten a suitable and sustainable location for development. This is a notion backed by the Inspector for the appeal decision for undetermined planning application A/97/2020/AOP.

Many of the services and public facilities listed in this section are within the recommended 2km walking distance of the application site, as endorsed by the Institute of Highways and Transport9. Buckingham to the south also consists of complementary services and facilities which new residents will be able to access – this

9 Guidance for Providing for Journeys on foot, 1998

reflects an acceptable form of development according to paragraph 55 of the NPPF which suggests that development in one village may support the services in a village nearby.

There are a number of local clubs and associations within the village where new residents will have the opportunity to take part in activities and contribute to social cohesion and capital in the village.

On the basis of our assessment, we therefore conclude Land north of Avenue Road to be suitable for residential development.

Conclusion

The Government’s National Planning Policy Framework (NPPF) describes deliverable sites as those that are:  available now,  offer a suitable location for development now and  which are achievable with a realistic prospect that housing will be delivered within five years.

The land being put forward for allocation clearly meets the criteria as set out above. It is available for development within the short term (0-5 years), it is in the ownership of joint applicants and as there are no insurmountable constraints affecting the land, it is therefore considered to be available for development now. The site consists of adequate infrastructure and utility services capable of meeting the needs of additional housing on the land; and no major deliverability issues have been flagged up regarding development of the site.

The site benefits from being located in proximity of a range of local services and public facilities (much of which is accessible within the IHT’s recommended walking distance of 2km) including a nearby village hall, primary schools and a preschool, GP surgeries and shops, and is consequently considered to be a suitable location for development. Maids Moreton also benefits from good links to Akeley, Wolverton and Thornborough via public transport. The site’s proximity to the A413 offers opportunities for connections to the wider highway network, and the presence of the PRoW footpaths towards the north of the site offers links to the wider footpath network. The site’s locational benefits and proximity to Buckingham, which hosts many complementary services and facilities, represents a sustainable location to deliver housing growth. This notion has previously been established in the appeal decision for application A/97/2020/AOP, where the Inspector noted that “level of local services and public transport make the appeal site a sustainable location”.

The presence of ecology habitats and trees and hedges benefiting from TPOs also should not preclude the development of the site as measures to mitigate any impact on these features will be put into place before any form of development commences on the site. In terms of the impact on the open space and buffer between Maids Moreton and Buckingham, it is our opinion that the benefits of the proposed development will outweigh this harm. In the first instance, the Council cannot demonstrate a five year housing land supply – as required by paragraph 47 of the NPPF; additionally, in their draft planning policies of the emerging VALP, the Council identifies a need for up to 46 dwellings in the village of Maids Moreton. The development of the site represents an opportunity to meet this identified need whilst a well-designed scheme which will maintain a separation between Maids Moreton and Buckingham (through an effective landscaping scheme along Field 1) can be brought forward.

Thus, whilst the site lies within a Conservation Area, it is developable and can meet the Council’s housing requirements whilst retaining and maintaining the character and setting of the Conservation Area and the Grade II listed Old Manor House.

Critically the Inspector’s finding on the role of the subject site as a buffer between Maids Moreton and Buckingham is current and telling:

“To the east of Scotts Lane, though, the perception would be different. Because Scotts Lane and the trees and vegetation along its length are so effective at isolating the east, any development there would not be likely to be seen as a significant addition to the development on each side of Avenue Road. Even were housing to be built on the northern part of the proposed development area, it would tend to be seen against the backdrop of the village, and would also be some distance from the A413. In the strict terms of the development plan I do not therefore consider that this would be more likely to be perceived as a significant consolidation of the link between Maids Moreton and Buckingham.”

Appendix: Map showing extent of land promoted for development

FIELD 2

FIELD 1

FIELD 3

Appendix B: Site Constraints

Figure 1: Site Constraints (site is coloured red) Source: Magic Defra - http://magic.defra.gov.uk/

Figure 2: Relationship between the site and the nearest flood risk zone Source: The Environment Agency - http://maps.environment-agency.gov.uk/

Figure 3: Relationship between the Site, PRoWs and Wider Road Network Source: Bing Maps - https://www.bing.com/mapspreview

Figure 4: Maids Moreton Conservation Area Boundary Source: Aylesbury Vale District Council