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Representations on VALP Proposed Submission - S3 Settlement hierarchy and cohesive development

Representation ID: 2726

OBJECT Shanly Homes Limited (Mr David Howells)

Summary:

The policy is restrictive in its wording stating that other than for specific proposals and land allocations in the Plan, new development in the countryside should be avoided.

There is no clarity on what is meant by specific proposals, and limits development to land allocation sites. The soundness of the policy is questioned.

The concern is that there is no clear point as to whether the Council will consider development within the countryside in villages where there as been no allocation. This needs to be clarified at this stage rather than being reliant on separate policies later in the Plan.

More details about Rep ID: 2726

Representation ID: 2721

OBJECT Kier Property represented by Planning Potential (Nona Jones)

Summary:

'Medium villages' of the 'Proposed settlement hierarchy and housing development' (Table 2, p.39 of the VALP), has a considerably lower housing target for Newton Longville than the previous local plan draft stage, from 154 to 48 units across the plan period. Given the rise in housing need and reduction in housing numbers, this appears counter initiative. The council have provided no evidence to justify the reduction in housing numbers considered appropriate in Newton Longville and as such, we consider this reduction unfounded.

More details about Rep ID: 2721

Representation ID: 2706

OBJECT Unknown (Mrs S Pearce) represented by RPS Group (Mr Nick Laister)

Summary:

The policy fails to clearly differentiate that some forms of new development in the
countryside may be acceptable, as identified elsewhere in the Proposed Submission.

More details about Rep ID: 2706

Representation ID: 2701

OBJECT Hallam Land Management represented by David Lock Associates (N Freer)

Summary:

Proposed Policy S3 appears to replicate policy RA2 of the adopted AVLP. There the policy was included in the rural areas section of the Plan. The Policy should be amended to address such rural issues and focus on development within the open countryside rather than coalescence. It is important that the policy allows for sustainable development opportunities to come forward during the plan and notwithstanding the provision made in the plan for new allocations.

More details about Rep ID: 2701

Representation ID: 2696

OBJECT Revera Limited (Mr Renshaw Watts) represented by Pegasus Group (Mr Rob Riding)

Summary:

It is recognised that the strategic settlements in the settlement hierarchy offer the most sustainable opportunities to accommodate future development, however, the role of smaller settlements, such as Bierton, in close proximity to these growth centres must be recognised and emerging policies developed with sufficient flexibility so as to ensure those locations have the ability to respond positively, within the context of their locational specific circumstances, to opportunities for development.

More details about Rep ID: 2696

Representation ID: 2674

OBJECT Barwood LaSalle Land Limited Partnership represented by WYG (Mr Keith Fenwick)

Summary:

Paragraph 3.21 states that specific policies for each of the settlement hierarchy categories are set out in the Strategic Delivery section . However, it is noted that despite falling within its own category within the Settlement Hierarchy, South West Milton Keynes is not included as part of any Policies D1-D5. It is considered that the sustainable urban extension to the South West of Milton Keynes should have its own policy addressing the details for the strategic delivery of the Site, particularly in respect of joint working with Milton Keynes for the delivery of associated transport and social infrastructure and connectivity.

More details about Rep ID: 2674

Representation ID: 2564

OBJECT Hallam Land Management represented by David Lock Associates (N Freer)

Summary:

Given the importance of delivering an increase in housing opportunity in the District and to meet the housing requirements of AVDC and the unmet need from other areas, it is important that the policy allows for sustainable development opportunities to come forward during the plan and notwithstanding the provision made in the plan for new allocations. As such the need for Policy is questioned. In any event it needs to be amended to be robust.

More details about Rep ID: 2564

Representation ID: 2499

SUPPORT Mr Connolly represented by WYG (Mr Keith Fenwick)

Summary:

Our Client supports Policy S3, insofar as it allows for future development at the village of Westcott.
Policy S3 identifies Westcott as a 'Smaller Village' and as a suitable location for "small scale development". Our Client is in favour of future development at Westcott as a means of meeting the development needs of Aylesbury District and supporting the sustainability of the settlement.
The Policy further states that, in considering new buildings in the countryside the Council will have regard to maintaining the individual identity of villages and avoiding extensions to built-up areas that might lead to coalescence between settlements. Our Client agrees that new development should be directed to edge of settlement locations where new buildings can be assimilated into an existing settlement structure, maintaining the character of the countryside and avoiding coalescence between existing settlements.

More details about Rep ID: 2499

Representation ID: 2498

OBJECT Mr David Vowles

Summary:

I have proposed elsewhere that this Policy should be amended to apply solely to development in the countryside outside the Green Belt. For clarity I suggest that it should be further amended to ensure there is a clear distinction between the Green Belt (Policy S4) and other countryside (policy S3)

More details about Rep ID: 2498

Representation ID: 2469

OBJECT Jackson Planning (Planning Manager

Summary:

There needs to be greater acknowledgement about
the role Aylesbury Vale District Council (AVDC) must play in shaping the future of the city as part of the 2050 spatial vision
and the plan needs a specific policy that deals with how this will be accommodated until 2033 which is the time period for the
plan.
See also response to Section1 of the plan.
The plan is not effective as it does not consider or flag the major potential identified by the NIC within the plan period to
double the rate of house-building within in the arc.

More details about Rep ID: 2469

Representation ID: 2394

OBJECT Mr David Vowles

Summary:

agree with methodology used, except the settlement hierarchy approach is now meaningless regarding policy differentiation among larger and medium villages.

plan is also unsound with regards to housing provision. approval of plan should be subject to immediate review.

More details about Rep ID: 2394

Representation ID: 2272

OBJECT IM Land represented by Turley Associates (Ms. Hannah Bowler)

Summary:

On the basis that questions are being raised over whether there is a demonstrable requirement for AVDC ,to plan and deliver for such a significant number of new homes above its own OAN, we consider that the southern authorities should be requested to demonstrate robustly that it has exhausted all opportunities for accommodating development with their own boundaries especially given there is considerable evidence (both our Client's and the Council's own evidence in some cases) to demonstrate that there are additional sites that could be allocated to reduce the quantum of unmet need.

More details about Rep ID: 2272

Representation ID: 2088

SUPPORT Historic England (Mr Martin Small)

Summary:

Historic England welcomes and supports the commitments to protecting the character (and setting) of settlements in Policy S3 and its supporting paragraphs as part of the positive strategy for conserving and enjoying, and clear strategy for enhancing, the historic environment required by paragraphs 126 and 157 of the National Planning Policy Framework.

More details about Rep ID: 2088

Representation ID: 2044

OBJECT Manlet Group Holdings represented by Barton Willmore LLP (Ms Jane Harrison)

Summary:

Policy does not add anything to S2

More details about Rep ID: 2044

Representation ID: 2022

OBJECT Crest Strategic Projects represented by Savills Southampton (Mr Jon Gateley)

Summary:

it is untenable for the VALP to take such a conservative approach to Milton Keynes in terms of housing development, as is proposed in this Submission Draft.

More details about Rep ID: 2022

Representation ID: 1986

OBJECT Edward Ware Homes represented by Pegasus Group (Robert Taylor)

Summary:

Policy S3 seeks to resist development that would compromise the open character of the countryside between settlements. Whilst the objective of this Policy accords with the NPPF, the Policy is not sufficiently precise. Any development beyond the current built form, will to some extent compromise certain elements of the character of the countryside between settlements. The blanket application of the Policy as worded would prevent any such development and would thereby prevent the housing requirement (or any other development requirements) being delivered.
As such, the Policy as worded, is not consistent with the NPPF, it is not justified and it will not be effective as it could be used to undermine the required development.

More details about Rep ID: 1986

Representation ID: 1968

OBJECT Persimmon Homes Midlands represented by Bidwells (Mr Robert Love)

Summary:

Policy S3 should recognise Calvert Green as an area for major future growth beyond the plan period of the VALP but also
to support short to medium-term growth. Brownfield sites should be prioritised in accordance with Policy
S1 and Objective 1 as discussed previously.

More details about Rep ID: 1968

Representation ID: 1954

OBJECT Careys New Homes represented by Bidwells (Mr Robert Love)

Summary:

Whilst we are supportive of the identification of Wingrave as a larger village, we object to the fact that no
allocations have been identified at Wingrave for reasons set out above under Policy S2. We request the
allocation of land for housing at my client's site at Land at Winslow Road, Wingrave.

More details about Rep ID: 1954

Representation ID: 1938

OBJECT CALA Homes represented by Pegasus Group (Ms Laura Humphries)

Summary:

Policy S3 is far more restrictive than the NPPF and will prevent the delivery of the necessary levels of development.

More details about Rep ID: 1938

Representation ID: 1937

OBJECT CALA Homes represented by Pegasus Group (Ms Laura Humphries)

Summary:

* The distribution of development at the villages does not reflect the comparative sustainability of settlements.
* Additional land should be allocated for housing at Ickford.

More details about Rep ID: 1937

Representation ID: 1936

OBJECT CALA Homes represented by Pegasus Group (Ms Laura Humphries)

Summary:

* The distribution of development at the villages does not reflect the comparative sustainability of settlements.
* Additional sites should be allocated at Edlesborough which is a relatively unconstrained village.

More details about Rep ID: 1936

Representation ID: 1914

OBJECT Gallagher Estates Ltd represented by Barton Willmore (Mr Michael Knott)

Summary:

2.16 Table 2 in the VALP identifies 'Land
adjacent to Milton Keynes' as a separate
category below 'Strategic settlements'.
This is inconsistent with the approach
set out in Policy S2 and Table 1 which
groups land adjacent to Milton Keynes as a
strategic settlement. This inconsistency in
approach is unsound and reflects the lack
of clarity within the VALP regarding the
role of this strategically important part of
the District

More details about Rep ID: 1914

Representation ID: 1854

OBJECT CALA Homes Limited represented by Hunter Page Planning (Guy Wakefield)

Summary:

Housing numbers identified in the medium sized villages be increased to facilitate the allocation of the sites set out in the accompanying letter at Bierton and Grendon Underwood

More details about Rep ID: 1854

Representation ID: 1829

OBJECT Rectory Homes Limited (Mr Tim Northey)

Summary:

As per the comments on Policy 52 and Table 1, we object to the proposed scale and distribution of development as it is too heavily reliant upon Aylesbury Garden Town. A re-balanced approach which recognises the need to more evenly distribute the benefits of growth, including the rural areas, is required.

More details about Rep ID: 1829

Representation ID: 1819

SUPPORT Mr B Robson

Summary:

BwB PC supports policies S2 and S3 for not making housing allocations for Bierton (including Broughton), in view of the very significant development already approved for the Parish, the need to prevent coalescence and the need to reinforce the identity and setting of the village (as stated in Para 4.94).
BwB PC considers the Policies to be legally compliant and to comply with the duty to co-operate and are sound

More details about Rep ID: 1819

Representation ID: 1779

OBJECT Cerda Planning Limited (Tina Pearsall)

Summary:

representations relate primarily to Aston Clinton, identified as a larger village

This approach will undermine the economic, social and environmental sustainability credentials of Aston Clinton and runs-counter to the overarching strategy which seeks to deliver significant quantities of development at the larger villages given the important role that they play in Aylesbury Vale. It is also a blanket policy of the type clearly resisted by the PPG.

More details about Rep ID: 1779

Representation ID: 1759

SUPPORT Ainscough Strategic Land represented by Turley Associates (Taylor Cherrett)

Summary:

We are in broad agreement with Proposed Policy S3's settlement hierarchy and the
corresponding definition of Medium Villages.

More details about Rep ID: 1759

Representation ID: 1751

OBJECT Landseer Properties Ltd represented by BB Architecture and Planning (Dan Stiff)

Summary:

We consider the specific strategic policies and delivery policies; and the approach to distribution
through the HELAA and settlement hierarchy are intrinsically flawed and therefore not sound or
Framework compliant.
Overall the housing policies proposed seek to restrict the significant boost in housing required by
Framework para. 47, and seemingly offer no room for manoeuvre for new development, particularly
in the rural areas that is over and above the commitments and allocations of housing proposed in the
plan.

More details about Rep ID: 1751

Representation ID: 1730

OBJECT Persimmon Homes Ltd., and CALA homes Ltd represented by Turley Associates (Mr Christopher Roberts)

Summary:

A single allocation is proposed at the settlement (Land North of Rosemary Lane, DHAD007)
for a total of 315 dwellings. The principle of allocating land for residential
development in this location is supported. However, it is considered that this allocation is
too small to deliver the quantum of dwellings now envisaged on the site (315 units as
opposed to 210 no. dwellings identified in the 2016 HELAA), alongside the new primary
school now proposed in the Draft Infrastructure Delivery Plan.

More details about Rep ID: 1730

Representation ID: 1690

OBJECT Richborough Estates represented by RPS Planning & Development (Mr Cameron Austin-Fell)

Summary:

The purpose of this policy is to curtail development beyond those sites allocated, unless proposals demonstrate that there will be no negative impact on settlements in the spatial hierarchy. In light of the shortcomings in the Council's assessment of OAHN, RPS does not consider that the Council can take such an inflexible approach towards development.
As currently drafted the thrust of this policy seeks to restrict development, rather than enable development that is sustainable. The general principles of this policy do not conform to the principles of the NPPF which seek to promote sustainable development.

More details about Rep ID: 1690

Representation ID: 1615

OBJECT Gladman Developments Ltd (Ms Nicole Penfold)

Summary:

Unclear how the council have determined the capacity of the various settlements and whether this is robustly justified by evidence.

More details about Rep ID: 1615

Representation ID: 1606

OBJECT Waldridge Garden Village Consortium represented by Pegasus Group (on behalf of Jeremy Elgin) (Mr Neil Tiley)

Summary:

Policy S3 is far more restrictive than the NPPF and will prevent the delivery of the necessary levels of development.

More details about Rep ID: 1606

Representation ID: 1551

OBJECT Barwood Land and Estates represented by Chilmark Consulting Ltd (Mike Taylor)

Summary:

The proposed housing apportionment in S3 and Tables 1 and 2 fails therefore
to make best use of available and deliverable land which would in turn assist in reducing the
development burden and pressure on smaller settlements and villages where new development
cannot be incorporated in such a sustainable manner.
The implications of policy S3 and Tables 1 and 2 will result in landscape harm, loss of settlement
identity and potential coalescence conflicting with the NPPF at paragraph 109.

More details about Rep ID: 1551

Representation ID: 1528

OBJECT Bellway Homes represented by Turley Associates (Mr Christopher Roberts)

Summary:

Overall, it is considered that the Proposed Submission Local Plan's failure to allocate our client's sustainable, unconstrained and readily deliverable site, represents a significant shortcoming in its own right. However, such shortcomings are compounded (and exacerbated in significance) as a result of the Proposed Submission Local Plan's reliance on a number of very large strategic allocations.

More details about Rep ID: 1528

Representation ID: 1518

OBJECT Lands Improvement Holdings (LIH) represented by Savills Oxford (Reece Lemon)

Summary:

Whilst LIH supports the settlement hierarchy set out in the plan/Policy S3 and Table 2 of the VALP, policy S3,
in part, duplicates policy S2. It is confusing in that the policy goes on to seek control over development in the
open countryside and should be re-titled as such.
As currently drafted the policy is not justified or effective.

More details about Rep ID: 1518

Representation ID: 1496

OBJECT Corbally (Finmere) Group and Mrs Vanessa Tait represented by WYG (Sarah Butterfield)

Summary:

Objection is raised to Draft Policy S3 as it is not cosistent with national planning policy.
The Draft Policy should be reworded to recognise that it is appropriate for previously
developed land to be developed, regardless of location, subject to proper consideration
of its environmental quality.

More details about Rep ID: 1496

Representation ID: 1485

OBJECT The Fingask Association represented by Rural Solutions (Ms Kate Girling)

Summary:

We do not feel that this policy passes the tests of soundness. As worded at present the policy is not deemed to be 'positively prepared' or 'effective' as it is negatively worded and does not allow for a flexible change in circumstance.

More details about Rep ID: 1485

Representation ID: 1483

SUPPORT Weston Mead Farm Limited represented by Nexus Planning Ltd (Mr Oliver Bell)

Summary:

Support the settlement hierarchy which includes Aylesbury as a focus for growth.

More details about Rep ID: 1483

Representation ID: 1435

SUPPORT Mrs Claire Woodward represented by WYG (Mr Keith Fenwick)

Summary:

Our Client supports Policy S3, insofar as it allows for future development at the village of Westcott.
Policy S3 identifies Westcott as a 'Smaller Village' and as a suitable location for "small scale development". Our Client is in favour of future development at Westcott as a means of meeting the development needs of Aylesbury District and supporting the sustainability of the settlement.
The Policy further states that, in considering new buildings in the countryside the Council will have regard to maintaining the individual identity of villages and avoiding extensions to built-up areas that might lead to coalescence between settlements. Our Client agrees that new development should be directed to edge of settlement locations where new buildings can be assimilated into an existing settlement structure, maintaining the character of the countryside and avoiding coalescence between existing settlements.

More details about Rep ID: 1435

Representation ID: 1399

OBJECT Edward Ware Homes represented by Pegasus Group (Robert Taylor)

Summary:

Policy S3 seeks to resist development that would compromise the open character of the countryside between settlements. Whilst the objective of this Policy accords with the NPPF, the Policy is not sufficiently precise. Any development beyond the current built form, will to some extent compromise certain elements of the character of the countryside between settlements. The blanket application of the Policy as worded would prevent any such development and would thereby prevent the housing requirement (or any other development requirements) being delivered.
As such, the Policy as worded, is not consistent with the NPPF, it is not justified and it will not be effective as it could be used to undermine the required development.

More details about Rep ID: 1399

Representation ID: 1348

OBJECT Gleeson Strategic Land represented by Nexus Planning Ltd (Mr Steven Doel)

Summary:

Object, S3: That the policy should not seek to protect the countryside for its own sake but should instead take account of the different roles and character of different areas recognizing the intrinsic beauty of the countryside.

More details about Rep ID: 1348

Representation ID: 1218

OBJECT Barwood Development Securities Limited represented by WYG (Mr Keith Fenwick)

Summary:

Paragraph 3.21 states that specific policies for each of the settlement hierarchy categories are set out in the Strategic Delivery section . However, it is noted that despite falling within its own category within the Settlement Hierarchy, South West Milton Keynes is not included as part of any Policies D1-D5. It is considered that the sustainable urban extension to the South West of Milton Keynes should have its own policy addressing the details for the strategic delivery of the Site, particularly in respect of joint working with Milton Keynes for the delivery of associated transport and social infrastructure and connectivity.

More details about Rep ID: 1218

Representation ID: 1194

OBJECT Newton Longville Parish Council (Mr Mike Galloway)

Summary:

The revised settlement hierarchy is much better but requires modification to
be sound. At present it is not justified, effective or positively prepared. The
specific situation at each settlement should be detailed for more than at
present and the settlement considered individually, with an allocation then
based on that assessment. Settlement boundaries should be defined
within the VALP unless already defined with in a made or emerging
Neighbourhood Plan. The numbers for existing housing stock do not appear to be accurate when compared with council tax records.

More details about Rep ID: 1194

Representation ID: 1081

OBJECT Pye Homes represented by West Waddy ADP (Mr. Ashley Maltman)

Summary:

It is our client's position that Policy S3 and the proposed site allocation at land adjacent to Station Road, Quainton (Site Ref QUA014) is not justified or effective insofar as it fails to demonstrate the identified housing needs for the settlement of Quainton can be delivered over the plan period. There are opportunities to make modifications to the VALP in order to resolve the aforementioned points of soundness which include the allocation of our client's land at Quainton for up to 40 dwellings.

More details about Rep ID: 1081

Representation ID: 1076

OBJECT Wheeldon Estates represented by Savills (Mr Geraint Jones)

Summary:

The representations set out our support for the recognition of Buckingham as a 'strategic settlement' (Policy S3), the Council's approach to re-use of previously developed land (Policy S7), and confirm the flexibility in terms of appropriate uses within town centres (Policy D6). In addition, the representations confirm our broad support for allocation BUC040 in Buckingham, but with the caveat that greater clarity is required regarding the distribution of uses.

More details about Rep ID: 1076

Representation ID: 1051

OBJECT DPD Architects (Mr Mark Longworth)

Summary:

The Settlement Hierarchy Assessment has significant errors in the assessment and weighting of Weston Turville.

More details about Rep ID: 1051

Representation ID: 890

OBJECT Chiltern Area of Outstanding Natural Beauty Conservation Board (Dr Lucy Murfett)

Summary:

The policy contains two criteria giving special reasons to avoid development in the countryside. A third criterion on the setting of the AONB could usefully be added. Very careful consideration needs to be exercised for any expansion below the scarp slope of the Chilterns. Views out of the AONB from key viewpoints e.g. Coombe Hill, Ivinghoe Beacon and the Ridgeway National Trail, are some of the most important views in the Chilterns, central to the public's enjoyment of the AONB. These are nationally important places on a National Trail, which should be protected for current and future generations to enjoy.

More details about Rep ID: 890

Representation ID: 877

SUPPORT Great & Little Kimble cum Marsh Parish Council represented by Mr Neil Homer

Summary:

We support the constraint on development in countryside between settlements. However, we are disappointed that the narrow gap that will be left between the south-western edge of the new Aylesbury Garden Town and our villages has not been acknowledged with some form of strategic gap policy response to prevent our coalescence with the expanded town.

More details about Rep ID: 877

Representation ID: 848

OBJECT AB Planning & Development Ltd (Mr Andrew Bateson)

Summary:

Whilst the settlement hierarchy process appears to have been carried out in a broadly sustainable manner, no differentiation is made between settlements with broadly the same levels of service provision but in widely varying locations. Villages around Aylesbury and Buckingham, or the other strategic settlements, would be more sustainable and have better public transport and cycle links than those in more remote locations. However, where new plan allocations have been proposed, they tend not to be at the more sustainable settlements and instead are largely focused on more remote locations.

More details about Rep ID: 848

Representation ID: 831

OBJECT Define (on behalf of Bovis Homes) (Mr Mark Rose) represented by Define (on behalf of Bovis Homes) (Mr Mark Rose)

Summary:

Bovis Homes object, as policy is considered unsound on the basis that it:
-has not been positively prepared as it is not based on a strategy that will ensure that the objectively assessed housing needs will be met within the plan period;
-is not justified in that it is not the most appropriate strategy and has not properly considered reasonable alternative strategies;
-is not effective in that the policy is unduly restrictive; and
-is inconsistent with national policy in that it does not fully reflect the Government's priorities and policies in terms of enabling sustainable development and supporting rural communities.

More details about Rep ID: 831

Representation ID: 738

OBJECT Sue Barber

Summary:

Such a large development at Halton will dramatically change the nature of the village and have a negative impact on Wendover which does not have the infrastructure to accommodate such growth. Medical care for Wendover does not appear to be addressed in the plan. Halton has no medical care provision and relies on Wendover which is currently overstretched.
Such a large development at Halton would encourage coalescence with surrounding villages, Wendover, Weston Turville, Aston Clinton.

More details about Rep ID: 738

Representation ID: 725

SUPPORT Mr Andrew Docherty

Summary:

The proposed hierarchy and general approach is considered the appropriate way to deliver the required housing.

More details about Rep ID: 725

Representation ID: 682

SUPPORT Whaddon Parish Council (Ms Suzanne Lindsey)

Summary:

WPC fully SUPPORTS this policy, which is without doubt is the one part of the plan which impacts on the Whaddon community and our Parish most. The principles within the policy generally follow the consistent responses that WPC have made on all emerging Local Plan, and other related growth consultations over very many years.

More details about Rep ID: 682

Representation ID: 585

OBJECT The Buckingham Society (Carolyn Cumming)

Summary:

Changes made to the Settlement Hierarchy post the August 2016 consultation were not subject to further consultation with the settlements affected

More details about Rep ID: 585

Representation ID: 143

SUPPORT Ms Patience Skillings

Summary:

Excellent. This conserves the rural character of the Vale,

More details about Rep ID: 143

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