Draft for Consultation Site Assessments and Opportunities Consultation period 29 th April 2016 to 20 th June 2016 29 th April 2016
Overview In assessing sites presented by Aylesbury Vale District Council (AVDC) in their Call for Sites, the Newton Longville Neighbourhood Plan (NLNP) objective is to conserve the identity and community of Newton Longville whilst pro-actively making provision for appropriate development in the village context. Abbreviations: AVDC - Aylesbury Vale District Council Ha - Hectare (equivalent to 2.471 Acres) HEDNA - Housing and Economic Needs Assessment (Produced by AVDC) HELAA - Housing and Economic Land Availability Assessment (Produced by AVDC) NLNP - Newton Longville Neighbourhood Plan NLPC - Newton Longville Parish Council SHLAA - Strategic Housing Land Availability Assessment (Produced by AVDC) Introduction Following initial assessments those sites which are considered by the Parish Council as Suitable or Partly Suitable are considered in more detail in the Site Opportunities section. Where a site that has been promoted by a land owner or developer is considered to be Partly Suitable a Site Opportunities Plan has been prepared. Site Opportunities Plan are illustrative only and serve to explain how certain sites, identified in the Neighbourhood Plan Site Assessments in the 'Partly Suitable' category, could be developed. Site Opportunities Plans do not represent any specific planning (or developer) proposal and have been included in the Neighbourhood Plan to attempt to define the extent of the site assessed in this category as a means of addressing the villagers' concerns expressed during the consultation held from November 2015. At the point of writing it has yet to be confirmed by each site promoter if the smaller sites are available 1. If a site promoter or owner states that they do not wish to make a site available, then it cannot be included. The matrix below illustrates how numbers of houses could be realised by means of a variety of combinations. Sites 1 and 2 are subject to current planning applications and are awaiting decisions by AVDC. Site 3 has been shown as partly suitable by AVDC and NLNP and Site 4 by NLNP only. Site No Houses Combinations Location 1 30 Whaddon Road (western flank) 2 15 Cobb Hall Road (central) 3 30 Bletchley Road (northern flank) 4 48 Pond Close (western flank) Totals 123 123 75 92 1 The government stresses in the National Planning Policy Framework (NPPF) and guidance that demonstrating supply is not just about housing numbers. Deliverability is key. To be considered deliverable, sites should be available, be a suitable location for development, be achievable (ie with a realistic prospect that housing will be delivered within five years) and in particular that development is viable. Page 2 of 34
Contents Overview, Abbreviations and Introduction 2 Site location map and key 4 Site Assessments Site A 6 Site B 8 Site C 9 Site D 10 Site E 11 Site F 12 Site G 13 Site H 14 Site I 15 Site J 16 Site K 17 Site L 18 Site M 19 Site N 20 Site O 21 Site P 22 Site Q 23 Site R 24 Site S 25 Site T 26 Site U 27 Site V 28 Site W 29 Site Opportunities Overview map 30 Site 1 31 Site 2 32 Site 3 33 Site 4 34 Copyright Maps within this document are Crown copyright and database rights 2015 Ordnance Survey licence 0100051704. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Contains Ordnance Survey data Crown copyright and database right 2015. Contains Royal Mail data Royal Mail copyright and database right 2015 Page 3 of 34
Newton Longville parish area and surrounding parish areas Site proposed by developers and/or landowners in and near Newton Longville parish area Page 4 of 34
Location of sites assessed by Parish Council Neighbourhood Plan group Page 5 of 34
A SHLNVL001 143.90 Site west of Far Bletchley, at the south western edge of Milton Keynes. Boundary A421 & A4034, disused railway and Whaddon Road. Adjoins residential area of West Bletchley. (Previously part of site referred to as Salden Chase. Now referred to as South West Milton Keynes (SWMK) by consortium promoting the site. 15/00314 - Outline planning application with all matters reserved except for access for a mixed-use sustainable urban extension on land to the south west of Milton Keynes to provide up to 1,855 mixed tenure dwellings; an employment area (B1); a neighbourhood centre including retail (A1/A2/A3/A4/A5), community (D1/D2) and residential (C3) uses; a primary and a secondary school; a grid road reserve; multi-functional green space; a sustainable drainage system; and associated access, drainage and public transport infrastructure. - Decision on planning application: Pending consideration. Suitable - Site could provide for housing and employment and other economic development uses. The site is adjacent Bletchley's housing areas and well connected by the strategic road network. The site is also adjacent East West Rail should there be any potential for a future station. Site threatens Village identity. This site is not suitable for development because of its impact on the integrity of the village, road traffic, visual and landscape, productive farmland, existing infrastructure and facilities. There has been considerable Parish and Community opposition to this proposal from within Newton Longville and West Bletchley. Page 6 of 34
This development should not proceed unless and until a new road link is built between Tattenhoe roundabout (V1/H8/A421) and the A4146. Additionally, appropriate landscape buffer and screening must be installed to the site s southern and eastern boundaries. Not included. Page 7 of 34
B SHLNLV002 4.6 Land between Pond Close and Westbrook End Previous planning refused for residential development (76/00552/AV) due to being an undesirable outward extension of the settlement into the surrounding rural area. The location is also poorly related to the settlement. The site also has inadequate highway access. Promoted four times by different people in Call For Sites. Up to 100 homes. Unsuitable - The site is in the open countryside and very exposed to the south. There is no corresponding development to the east. Development of this site would represent a prominent protrusion into the open countryside. Development of up to 48 houses on part of this site may be possible, subject: a) Drayton Road realigned to provide traffic calming and primary access. b) Reinforced planting to existing boundaries; shelter planting to north and west. c) Areas of open space/play. Development on part of this site is included, see Site 4 in Site Opportunities section. Page 8 of 34
C SHLNLV003 5.08 Land south east of The Rectory, Drayton Road The site is to the rear of back gardens of properties fronting a main road into the centre of Newton Longville. The site does not include a vehicular access which would have to be provided from one of the said properties and its garden or the farm site. There are no relevant planning applications on or adjoining the site. The site is not adjoining a main road, local roads and public transport in Newton Longville Unsuitable - The site does not have road access to any highway. The site is also to the rear of back gardens and a farm, it does not relate to the historic settlement form and building lines established in Newton Longville and if allowed the site would represent an isolated pocket of housing protruding eastwards from the main village. Unsuitable as there is no direct road access to any highway and the site is to the rear of back gardens and a farm. It does not relate to the historic settlement form and building lines established in Newton Longville and would represent an isolated pocket of housing protruding eastwards from the main village. Not included. Page 9 of 34
D SHLNLV004 0.5 Cobb Hall Road. The site had outline planning permission granted for 15 homes granted in 2008, this was renewed with another permission in November 2011 (11/01767). Suitable - Site has permission for 15 dwellings. Any development should be sympathetic to the setting of the Conservation Area. Current status: Planning application 15/02242/AOP submitted on 6 th July 2015 for erection of six x two-bed and nine x three-bed houses. Still under consideration by AVDC. Low density housing would be appropriate for this site provided: a) Access issue is resolved with due sensitivity with regard to the existing properties. b) A green space reservation to the east of the public footpath is included. Development on this site is included see Site 2 in Site Opportunities section. Page 10 of 34
E SHLNLV005 3.37 Land south of Whaddon Road and west of Lower End. Sufficient frontage is available on Whaddon Road to create a suitable vehicular and pedestrian access to residential development in the location of the existing field access with the necessary vision splays etc. Part suitable - the front of the site only (1 hectare) for housing. Developing the rear of the site without a frontage would be isolated and not in keeping with the character of the village. Current status: Planning application 15/00195/APP submitted on 23 rd January 2015 for erection of 44 dwellings. Modified plans submitted for 39 dwellings. Still under consideration. Low density housing up to 30 houses could be appropriate for this site provided: a) Adequate screening to existing dwellings is provided. b) Appropriate traffic calming and pedestrian safety measures are installed prior to construction start which could include taking access to the northern edge of the site and creating a roundabout on Whaddon Road as a gateway to the village. Development on this is included, see Site 1 in Site Opportunities section. Page 11 of 34
F SHLNLV006 0.13 Land behind 23 Westbrook End. 14/01328/AOP - Erection of outbuilding and single dwelling Approved Unsuitable - Site doesn't comply with the minimum threshold of 5 dwellings for the HELAA density. Development on this site has been approved for one house. Development on this site is included. Page 12 of 34
G SHLNLV008 2.02 Land north of Stoke Road. One previous application for residential development of 68 houses was refused and appeal dismissed (88/01150/AOP). Reasons related to a lack of evidence for the need of this many houses given the existing size of the village. Site falls in flood zone 1. There are significant areas of the southern part of the site vulnerable to surface water flooding. Also other isolated pockets in the northern part of the site. Part Suitable - for housing (only east of Bletchley Road and as far as the site extent shown in the 2013 SHLAA). The previous SHLAA identified a larger site as part suitable - Approx. 2.5 hectares of a site that was 3.47ha. The SHLAA's guidance was to exclude an area that protrudes excessively eastwards, having harmful landscape and visual impacts, which is not related to the existing village. Part of this site could be developed for up to 30 houses mixed density housing provided: a) Bletchley Road is realigned to provide traffic calming and primary access, potentially by provision of a roundabout as a gateway to the village. b) Reinforced planting to existing boundaries, shelter planting to north and east. c) Appropriate flood mitigation measures are installed; which could become part of the landscape buffer solution. d) A clear reservation defining the edge of the central part of the village can be created as part of any development scheme. Development on part of this site is included, see Site 3 in Site Opportunities section. Page 13 of 34
H SHLNLV009 23.46 National Grid Site land to the north of Newton Longville No previous planning history for residential development. Planning permission A/99/1583/APP was granted on 7/10/1999 for Change of use to an internal and external storage and distribution depot together with ancillary office uses. Existing structure, freestanding distribution depot with ancillary offices. Part Suitable - The northern (2.7ha portion rear of existing brownfield site, adjacent the railway line and Bletchley Road with road access) given road links into Bletchley and previous industrial use on the site. Unsuitable for housing - The site if developed would be building in the open countryside in an exposed location (views in from public rights of way) and not be related to adjacent building lines which are established as the end of the housing existing to the south. The site is also disconnected from Bletchley's housing by a railway line. This site protrudes into the open countryside in an exposed location and is not suitable for housing. The greater part of this site should be reserved for landscape buffer and wildlife corridor, forming a defensible edge to the village. Not included. Page 14 of 34
I SHLNLV010 16.5 Brook Farm, Drayton Road The site falls in flood zone 1. There are two very small areas susceptible to surface water flooding in the eastern side. The proposed site could accommodate a minimum of 435 residential units based on a minimum of 30 units per hectare, or developer proposed use 2: Employment or mixed use. Unsuitable - The site if approved for a potential allocation would be an isolated pocket of development protruding significantly into the open countryside not related in any way to the existing village of Newton Longville and relatively remote from its services. To develop this site could encourage similar development in the vicinity. This site protrudes into the open countryside in an exposed location and is not suitable for housing. It does not relate to the historic settlement form and building lines established in Newton Longville and would represent an isolated pocket of housing protruding eastwards from the main village. Not included. Page 15 of 34
J SHLNLV011 28.3 Land to the north of Stoke Road and west of Milton Keynes, Stoke Road No previous planning history for residential development. There are no planning permissions or applications affecting the site. Site falls in flood zone 1. There are significant areas susceptible to surface water flooding areas on the western flank boundary all the way along. The site comprises an open agricultural field at the south-west edge of Milton Keynes Unsuitable - The site is very large, prominent and open to views from vantage points along Stoke Road. The size of site is disproportionate to Newton Longville whilst on a strategic scale is not connected to Milton Keynes or Bletchley. The site is remote from settlement not adjoining any development adjacent just a rural road. This site is not suitable for development as it is remote from the village and constitutes an opportunity for coalescence with the Newton Leys development. Not included. Page 16 of 34
K SHLNLV012 250 Cowpasture Farm, Land north of Salden Farm and south of Newton Longville. 12/60012/SO - Request for scoping opinion relating to the installation of 4(no) wind turbines. EIA Required 26.02.201 Unsuitable - It is a large site disproportionate to the size of Newton Longville. The site is only adjoining the existing settlement behind back gardens of two or three homes back gardens. The site is remote and there is poor connectivity to services and facilities in Newton Longville. This site is not suitable for development because of its impact on the integrity of the village, road traffic, visual and landscape, productive farmland, existing infrastructure and facilities. Not included. Page 17 of 34
L SHLNLV013 32.2 Land to the north of Stoke Road and west of Milton Keynes (to the northeast of Stoke Road junction), Stoke Road. The site is not adjoining any part of Newton Longville, and is 700m from the nearest part. The site is isolated fields on the edge of the parish. Extensive built up framework of Milton Keynes to the west. Unsuitable - The site is in a rolling exposed landscape northwest to southeast. Development in this location would be harmful to the built character of the area and not relate to adjacent settlements and be likely to have a harmful landscape and visual impact. This site is not suitable for development as it is remote from the village and constitutes an opportunity for coalescence with the Newton Leys development. Not included. Page 18 of 34
M SHLNLV014 46.9 Land East and West of Whaddon Road. No previous planning history for residential development. Site falls partly (4.6ha) within FZ2/3. Amend site boundary to exclude this part. There are two waterways susceptible to surface water flooding, running diagonally across the centre of the site. Unsuitable - The site is highly exposed from north western and western approaches into Newton Longville. The site is not as well related or screened. A significant part of the site would be relatively peripheral to services and facilities provided in Newton Longville. The site comprises in entirety open countryside used for farming. There are other sites better integrated into the village that could be considered. This site is not suitable for development because of its impact on the integrity of the village, road traffic, visual and landscape, productive farmland, existing infrastructure and facilities. Not included. Page 19 of 34
N SHLNLV015 150 Land SE of Newton Longville. No previous planning history for residential development. There are no relevant planning applications or permissions. The site is served by windy rural roads which are not used to taking the vehicular traffic of 50 or more homes on a single site. There are at present no traffic capacity issues for existing traffic levels. The site would need to provide a satisfactory access. Unsuitable - The site if developed would be an isolated and unsustainable island of housing in the countryside not in proximity to any settlement and in an exposed location having a harmful landscape and visual impact setting a precedent for similar sites beyond the edge of Newton Longville not adjacent other settlements or principal transport corridors. This site is not suitable for development because of its impact on the integrity of the village, road traffic, visual and landscape, productive farmland, existing infrastructure and facilities. Not included. Page 20 of 34
O SHLNLV017 Unknown Land South of Whaddon Road, east of Thick Thorn Farm, Newton Longville. Unsuitable. Planning history: No history. Unsuitable - The site is open countryside on all sides except Whaddon Road which some sporadic development along it. The site is highly exposed from north western and western approaches into Newton Longville. The site is not as well related or screened. A significant part of the site would be relatively peripheral to services and facilities provided in the village. The site comprises in entirety open countryside used for farming and existing farmed businesses. There are other sites better integrated into the village that could be considered for housing development in principle This site is not suitable for development because of its impact on the integrity of the village, road traffic, visual and landscape, productive farmland, existing infrastructure and facilities. Not included. Page 21 of 34
P SLHNLV018 8.04 Springfield Farm and fields to rear, Land off Drayton Road, southeast of Newton Longville. There is suitable pedestrian access to the north of the site onto Drayton Road. A more suitable vehicular access can be provided from the west of the site. Positive discussions are ongoing with the adjacent landowner to deliver a more suitable means of access. Unsuitable - Building behind the houses fronting Drayton Road would be out of character with the built form of the settlement. There is no defensible edge such as ridgelines or the railway on this side of the village. This side of the village is also less well related to either Milton Keynes or Bletchley in terms of access to larger employment and service centres. Unsuitable as building behind the houses fronting Drayton Road would be out of character with the built form of the village and protrude into the open countryside. Not included. Page 22 of 34
Q SHLNLV019 15 Land between Manor Farm and railway line, Whaddon Road, Newton Longville 6ha in Flood Zones 2 and 3. Along northern boundary and within an area which could be used for public open space. Unsuitable - Whilst the site is adjacent the railway line to be reopened to passenger services on East West Rail, the site is not adjacent Newton Longville or any other settlement and is highly exposed to views from the northern and western approaches into the village. The site is not well screened or related to the village and the site would be around 1.1km to the village core. This site should be reserved for landscape buffer and wildlife corridor, forming a defensible edge to the village. Not included. Page 23 of 34
R SHLNLV020 76.5 Land At Weasel s Lodge, Surrounding Farm Land, Newton Longville April 2010 - Outline Application submitted for 5,311 dwellings (Ref: 10/00891/AOP). Application accompanied by technical docs. Withdrawn following withdrawal of Core Strategy and Coalition changes. Unsuitable - The site is exposed to views and separated from surrounding settlements. Site contains an employment site that is located in a small part of the site within Flood Zone 3. As the functional floodplain (Zone 3b) is not defined outside of Aylesbury town, a cautionary approach is applied to not consider the site appropriate for further employment development This site is not suitable for development because of its impact on the integrity of the village, road traffic, visual and landscape, productive farmland, existing infrastructure and facilities. There has been considerable Parish and Community opposition to this proposal. Not included. Page 24 of 34
S SHLNLV023 1.3 Dagnall House and adjoining land, Buckingham Road, Bletchley, Milton Keynes, MK3 5LA. 14/03742/AOP - Outline application relating to the erection of nine dwellings relating to access and layout only, involving the demolition of the existing house and outbuildings PENDING Suitable - The site currently contains some existing buildings and is immediately adjacent Bletchley. It could be incorporated as part of a larger development on site NLV001. Development of this site is not suitable unless it became part of Site A. NLNP Not included. Page 25 of 34
T SHLNLV024 1.75 Landfill Site, Bletchley Road, Newton Longville 15/00235/APP Single storey modular office building. Approved. 12/02391/APP - Construction of Anaerobic Digestion Facility - Withdrawn 06.08.13. Two landfill sites are recorded within the site. All of the site is affected by a landfill recording of putrescible, asbestos which is still active. And a large part of the west of the site is affected by London Brick Company Limited. Suitable - Site has approval (15/00235/APP) single storey modular office building, and has the potential to provide 645 m 2 of economic development. Application recently received approval. Not yet started. This site is not suitable for residential development as it is remote from the village centre and constitutes an opportunity for coalescence with Bletchley. Not included for residential development. Page 26 of 34
U SHLNLV026 0.15 Garage Site, Brookfield Road. Permission for five dwellings. Suitable - Site has permission for 5 dwellings. Current Status: Construction underway. Development as proposed is suitable. Included. Page 27 of 34
V 0.39 Land to rear of 39-51 Drayton Road AVDC Assessment: The site was submitted to AVDC in December 2015. AVDC assessment not yet published will be in next version of HELAA Unsuitable as building behind the houses fronting Drayton Road would be out of character with the built form of the village and protrude into the open countryside. Not included. Page 28 of 34
W 15.01 Kysons (field name) AVDC Assessment: The site was submitted to AVDC in December 2015. AVDC assessment not yet published will be in next version of HELAA This site is not suitable for development because of its impact on the integrity of the village, road traffic, visual and landscape, productive farmland, existing infrastructure and facilities. Not included. Page 29 of 34
Site Opportunities Sites considered Suitable or Partly Suitable and taken forward as possible sites for housing development. Page 30 of 34
Site Opportunities Site No Houses Area (Ha) Location 1 30 3.2 Whaddon Road (western flank) Low density housing up to 30 houses could be appropriate for this site provided: a) Adequate screening to existing dwellings is provided. b) Appropriate traffic calming and pedestrian safety measures are installed prior to construction start which could include taking access to the northern edge of the site and creating a roundabout on Whaddon Road as a gateway to the village. Page 31 of 34
Site Opportunities Site No Houses Area (Ha) Location 2 15 0.5 Cobb Hall Road (central) Low density housing would be appropriate for this site provided: a) Access issue is resolved with due sensitivity with regard to the existing properties. b) A green space reservation to the east of the public footpath is included. Page 32 of 34
Site Opportunities Site No Houses Area (Ha) Location 3 30 2.03 Bletchley Road (northern flank) Low density housing up to 30 houses (17 dwellings per hectare) could be appropriate for this site provided: a) Bletchley Road is realigned to provide traffic calming and primary access, potentially by provision of a roundabout as a gateway to the village. b) Reinforced planting to existing boundaries, shelter planting to north and east. c) Appropriate flood mitigation measures are installed; which could become part of the landscape buffer solution. d) A clear reservation defining the village edge can be created as part of any development scheme. Page 33 of 34
Site Opportunities Site No Houses Area (Ha) Location 4 48 6.4 Pond Close (western flank) Development of up to 48 houses on part of this site may be possible, subject to: a) Drayton Road realigned to provide traffic calming and primary access. b) Reinforced planting to existing boundaries; shelter planting to north and west. c) Areas of open space/play. Page 34 of 34