Water Stratford Road, Tingewick 01 WELCOME

INTRODUCTION Gladman Developments Ltd have successfully invested in communities throughout the UK over the past 20 years, developing high quality and sustainable residential, commercial and industrial schemes. A process of public consultation is being undertaken by Gladman Developments Ltd in order to present our emerging outline proposals for a new residential development on land to the east of Water Stratford Road, Tingewick.

The purpose of the public consultation process is to outline the details of the draft scheme and seek comments from the local community which will be considered before the outline planning application is lodged with Aylesbury Vale District Council.

Gladman Developments Ltd are preparing a planning application for the residential development of up to 80 new homes, public open space and landscaping, and sustainable drainage systems.

Application Boundary Site Location Plan

The Site Why this Site? The Site is located on the northern edge of the village of Tingewick. It The Site is located in a sustainable location to the north of the village comprises the western part of a larger fi eld of pasture. Water Stratford centre, with convenient access to the public transport network and Road lies along the western boundary of the Site, and the road converges existing community facilities. The proposed development of the Site with Sandpit Hill and Main Street to the south. The Site is bordered to the would form a logical extension to the north of Tingewick as it is well south by existing residential development at Stowe View. related to the existing settlement edge. The remainder of the fi eld to the east is to be retained in pastoral use to respect the setting of the Listed Buildings and grounds around the Church of St.Mary Magdalene The Need for Housing and Tingewick Hall. Nationally we are facing a growing housing shortage. Demographics show people are living longer and in smaller households. Demand for housing Application Proposals outstrips supply, resulting in higher house prices with the average fi rst- time buyer now 37 years old. • Low density development of up to 80 new homes. • New access point off Water Stratford Road. The Government is committed to boosting the supply and choice of housing. All Councils have a responsibility to assess the need for additional • Green open space corridors and new native hedgerows with scattered housing within their area and at all times provide 5 years’ worth of tree planting proposed along the north, east and southern boundaries housing. Aylesbury Vale District Council has undertaken this exercise and of the Site. is currently unable to demonstrate a 5 year land supply. • The existing public footpath will be retained along its current alignment and incorporated into a corridor of open space. • Proposed Sustainable Drainage Systems (SuDS) to collect the new development’s surface water run-off.

Water Stratford Road, Tingewick 02 HISTORIC DEVELOPMENT

HISTORIC MAPS The historic maps below show the Site in the context of the growth of the settlement of Tingewick since the late 19th Century. The village of Tingewick has developed in an informal manner and does not follow a particular pattern or arrangement. This is due to the village growing organically over a number of centuries, with earlier development growing organically in the absence of any clear regulation.

In 1881, as today, Main Street was the main route running through the village with development concentrated along this principal spine road. The ‘Settlement of Power’ is a group of buildings, which consisted of the Listed Church of St.Mary Magdalene, Tingewick Hall and Manor Farmhouse. These buildings were set in an isolated position, elevated above and separated away from the village, to the north east. Their location in landscaped grounds away from Main Street marked their importance as landowners and the seat of the Church. Beyond 1881, very little development occurred over the next 20 years or so, as revealed by the 1923 map.

The 1958-1959 map shows a signifi cant change with the development of the WWII Airfi eld (RAF Finmere) located to the south west of the village. RAF Finmere was built at the start of World War II and acted as a satellite to the nearby RAF Bicester, which was an all grass airfi eld and unserviceable during wet winter periods.

During the late 20th Century, the village expanded signiﬁ cantly, with the majority of development taking place to the south of the village. The 2015 map shows the A421 bypass which was built in the late 1990’s, which forms a strong physical deﬁ nition to the south of the village and prevents the village from spreading further south.

1881 1923

1958-1959 2015

Water Stratford Road, Tingewick 03 EXISTING LOCAL CHARACTER

SITE AND LANDSCAPE The Site lies on the northern edge of Tingewick and occupies the western part of a larger fi eld of pasture. Its southern, northern and western boundaries are defi ned by existing 2 vegetation. An existing public footpath (TIN/22) lies within the southern part of the Site and runs in an east-west alignment. This footpath connects into the wider public rights of way network, which connect Tingewick to a number of nearby settlements. The Site itself contains no landscape features of note. 1 Existing properties at Stowe View back onto the southern boundary of the Site and small paddocks/open fi elds to the south east separate the Site from the houses along Main Street. Map showing Application Boundary and photo locations To the south and east of the Site lies the Tingewick Conservation Area.

Play areas & playing ﬁ elds Water Stratford Road Western Site boundary Existing ﬁ eld access and public footpath TIN/22

VViewiew ttowardsowards tthehe SSiteite ffromrom WWaterater SStratfordtratford RRoadoad

Public footpath TIN/23 Church of St. Mary Magdalene Existing houses on Stowe View

VViewiew ttowardsowards llookingooking ssouthouth wwestest aacrosscross tthehe SSiteite

The Site slopes from a high point in the south western corner at approximately 117.5 metres Above Ordnance Datum (AOD), to the north eastern corner at approximately 113 metres AOD. The wider ﬁ eld which contains the Site continues sloping down to the north east corner reaching a low point of approximately 112m AOD.

Topography Plan

Water Stratford Road, Tingewick 04 EXISTING LOCAL CHARACTER

VISUAL ENVIRONMENT Key views of the Site tend to be limited to localised views from the immediate surroundings. The Site is often obscured in middle and long distance views due to the intervening vegetation along the undulating land.

Views of the taller elements within the Grade I Listed Stowe Registered Park and Garden 1 2 (located approximately 4km to the north of the Site) are visible from the Site, however, the vegetation within the high ground within the Park prevent views of the Site from within Stowe. Map showing Application Boundary and photo locations

Western Site boundary Rectory Barn Farm Public footpath TIN/22 1

VViewiew nnorthorth wwestest ttowardsowards tthehe SSiteite

Rectory Barn Farm Wolfe’s Obelisk within Stowe Dairy Barn and Mill Croft Barn Public footpath TIN/22 Eastern ﬁ eld boundary

VViewiew nnorthorth eeastast aacrosscross tthehe SSiteite

LOCAL BUILDING STYLES The heart of Tingewick exhibits a variety of buildings of different ages. The arrangement of tightly packed buildings in the village centre are of various ages, heights and styles clad with a variety of locally sourced building materials, forming an attractive and positive character. Traditional materials include rubble stone, brick and slate. With the heart of the village designated as a Conservation Area, and many properties locally listed, there is regulation in place to ensure that the quality of building materials used on new buildings is controlled, safeguarding the village character and identity.

Water Stratford Road, Tingewick 05 SITE ANALYSIS

LOCAL FACILITIES The Site is well located with good access to the village centre facilities and the public transport network. These include a school, a village shop and post ofﬁ ce, two public houses and other facilities.

Two bus services run through Tingewick; service 80 to Brackley and services 131/132/133 to Brackley, Water Stratford and Buckingham. The 132 service operates along Water Stratford Road, providing a service between Buckingham and Brackley. A number of existing bus stops are located within a 400 metre radius of the Site.

TTingewickin village store and post ofﬁ gewick village store a nd pos t ofﬁ cece

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400m w o alki f ng f d s is e ta t n c f e r o o m f f s S e i t t e f

WWATER STRATFORD ROAD r - o 8 A m

m T S E i ite - n R u

S t T e

R 5 minutes s

A T Site F opposite the O area hildren’s play R CChildren’s play area opposite the Site

1 Application Boundary

1100 Adjoining land in Applicant’s control 2 3 Existing bus routes and bus stops

SA ND MAIN PIT STREE 1 Existing children's play area and sports ﬁ eld HILL 4 7 T 9 5 6 8 2 Allotments 3 Tingewick Cemetery

4 The Royal Oak Public House

5 Tingewick Village Hall

6 Roundwood Primary School (infant site) 1 42 AA421 7 Post ofﬁ ce/shop

Crown Inn Public House AA421421 8 9 Auction House

1100 St. Mary Magdalene Church

Existing public footpath

Bernwood Jubilee recreational route

Facilities Plan Existing bridleway

Water Stratford Road, Tingewick 06 SITE ANALYSIS

KEY CONSIDERATIONS Following the assessment of the Site and its surroundings, a number of opportunities and constraints have been identiﬁ ed to help shape the proposals. The Constraints and Opportunities Plan shows that the proposed development should be inﬂ uenced by the existing boundary hedgerows and trees and that new landscaping should be introduced to compensate for losses where vegetation needs to be removed to make way for the new vehicular access point from Water Stratford Road.

The topography of the Site dictates the location of the new SuDS feature, whilst its edge of settlement location means that new landscaping should be introduced to create a soft development edge to the northern and eastern boundaries. Building frontages overlooking the northern boundary should be designed to reﬂ ect the surrounding barns and farmsteads, which will help to mitigate the visual impact from the north.

The proposals will be sensitively designed to respect the location of the nearby Tingewick Conservation Area, especially to the south east where open ﬁ elds occur between the Site and the Conservation Area.

IImportantmportant vistavista toto Wolfe'sWolfe's Application boundary RRetainetain eexistingxisting vvegetationegetation OObeliskbelisk atat StoweStowe aalonglong SSiteite bboundaryoundary Adjoining land within control of the Applicant

Tingewick Conservation Area

++113m113m PPotentialotential greengreen corridorscorridors alongalong Existing bus routes and bus stops eexistingxisting vegetationvegetation beltsbelts toto ++113.5m113.5m iincorporatencorporate newnew treetree plantingplanting ++114m114m Constraints RRemainderemainder ooff ﬁ eldeld toto bebe Contours ++114.5m114.5m rretainedetained inin Existing vegetation ++115m115m ppastoralastoral uusese Existing public rights of way ++115.5m115.5m Listed Buildings PPotentialotential newnew llandscapingandscaping toto markmark thethe ++116m116m Existing gas main ddevelopment'sevelopment's edgeedge ++116.5m116.5m Existing water main

++117m117m Opportunities Proposed vehicular access point EExistingxisting cchildren’shildren’s ++117.5m117.5m Potential location for SuDS feature pplaylay areaarea aandnd sportssports ﬁ eeldld PPotentialotential newnew landscapinglandscaping alongalong Green infrastructure connections tthehe site'ssite's ssouthernouthern boundaryboundary toto EExistingxisting sserviceservices necessitatesnecessitates a rrespectespect tthehe aamenitymenity andand privacyprivacy Proposed new landscaping ggreenreen ccorridororridor aalonglong thethe southsouth ooff aadjoiningdjoining propertiesproperties Important vista to Wolfe's Obelisk at Stowe PPotentialotential vvehicularehicular accessaccess Proposed pedestrian crossing ppointoint ooffff WWaterater PProposedroposed SStratfordtratford RRoadoad ppedestrianedestrian ccrossingrossing Potential location for pump station

Potential recreational route

Constraints and Opportunities Plan

EExistingxisting vegetation vegetation aalonglong tthehe Site’sS western d ite’s wester rd Roa PPropertiesroperti at Stowe View overlook the bboundaryounda n r Stratfo es at Stowe View overlook the ry g Wate ViewVVi west across the Site uth alon ssouthernouthern bboundaryoundary VViewiew ssoutho along Water Stratford Road

Water Stratford Road, Tingewick 07 FRAMEWORK PLAN

DEVELOPMENT FRAMEWORK PLAN The outline proposals provide for a development of up to 80 new homes including a mix of house types, sizes and tenures. The development will be set within an attractive landscape framework, which would include areas of public open space, new tree and hedgerow planting and wetland areas.

Application boundary

Adjoining land in Applicant's control CCarefullyarefully sselectedelected outwardoutward ffacingacing ddwellingswellings IImportantmportant vvistaista ttoo Conservation Area WWolfe'solfe's ObeliskObelisk atat StoweStowe Listed Buildings

PPotentialotential locationlocation forfor Existing children's play area ppumpump stationstation andand 15m15m ccordonordon sanitairesanitaire Existing public rights of way RRemainderemainder ofof fi eldeld ttoo bbee retainedretained inin ppastoralastoral uusese Developable area EExistingxisting Housing area ttraffiraffi c Up to 80 units @ 30dph ccalmingalming NNewew landscapinglandscaping toto markmark thethe cchicanehicane eedgedge ofof thethe developmentdevelopment andand toto Proposed primary street rrelocatedelocated fi llterter vviewsiews ofof thethe newnew homeshomes ffurtherurther Proposed private drives nnorthorth

Green Infrastructure

EExistingxisting Areas of open space cchildren’shildren’s pplaylay areaarea Existing vegetation retained aandnd sportssports ﬁ eeldld Proposed structural vegetation Potential location for SuDS / PPublicublic footpathfootpath (TIN/22)(TIN/22) PPotentialotential llocationocation forfor attenuation basin rretainedetained inin greengreen corridorcorridor ppedestrianedestrian ccrossing-rossing- tthroughhrough thethe developmentdevelopment Important vista HHighwaysighways ttoo rrevieweview llocationocation Potential location for pump station EExistingxisting servicesservices nnecessitatesecessitates a ggreenreen ccorridororridor aalonglong thethe southsouth Potential recreational route

PProposedroposed aaccessccess ooffff WWaterater SStratfordtratford RoadRoad

Development Framework Plan

Design Principles

• Deliver a mix of housing which will include a mix of housing types and sizes, up to a maximum of two storeys. • Up to 30% of the units will be made available to local people as ‘affordable homes’. • The development would be set within an attractive landscape setting created by the framework of existing trees and hedgerows. New areas of public open space will include areas for informal recreation (i.e. walking and picnicking). • High quality architectural materials will create a development with its own distinctive character, but will reﬂ ect the traditional character of Tingewick. • Retain the existing public footpath along its current alignment and incorporate it into a new green corridor within the south of the Site. • A SuDS feature will be located to take advantage of the natural contours of the Site and will store water during periods of persistent or heavy rainfall in order to maintain run-off from the Site to present day conditions. The basin will be designed to maximise its wildlife value and create an attractive new landscape feature. • Vehicular access to the development will be from Water Stratford Road and will result in the loss of some of the existing trees along the Site’s frontage. Consequently, new tree and hedgerow planting will be provided within the Site to mitigate the loss of the existing vegetation. • Sensitively integrate the proposals alongside the Tingewick Conservation Area, respecting the character and the value of the Listed Buildings and the grounds in which occur.

Water Stratford Road, Tingewick 08 HAVE YOUR SAY

YOUR VIEWS Your comments and suggestions will be taken into account when formulating the ﬁ nal planning application submission. All comments and feedback will be provided to the Local Planning Authority as part of the planning application.

Once a planning application has been submitted you will also be able to make further representations to Aylesbury Vale District Council, who will take these into account before making their decisions on the planning application.

You can keep up to date on progress using our dedicated website which provides further information and includes an online feedback form for making comments. Thank you for taking time to view our proposals.

How do I comment?

Comments can be sent via: www.your-views.co.uk/tingewick

You can respond by email: [email protected] (Using Tingewick as the subject line)

Or by post:

Your Views - Tingewick Gladman Developments Ltd. Gladman House Alexandria Way Congleton CW12 1LB

Gladman consider all correspondence received and our response to the issues raised will be set out in a Statement of Community Involvement (SCI). As part of a planning application, Gladman submit to the Local Planning Authority a complete copy of all correspondence received (including any details such as your name, address and email where you have provided them). This ensures all your comments are available to the Council during the consideration of an application and shows who we have consulted. As the SCI forms part of the formal application documents, the Council may publish it online, subject to their own Data Protection policies. Should the application be the subject of an appeal, the same information will be forwarded to the Planning Inspectorate. If further consultation is carried out as part of the planning process, Gladman may use your details to make you aware of this and to ask for your views, but will not use this information for any other purpose.