Planning in Aylesbury Vale

Sports and recreation

The council will support development proposals involving the provision of new sport and recreation facilities that are accessible by pedestrians and cyclists and public transport where available and have no unacceptable impact upon the following: a. visual, noise or other impact on public amenity including safety b. the highway network c. on wildlife and habitats d. the historic environment e. flooding or drainage New housing development of more than 10 units or which have a combined gross floorspace of more than 1,000 square metres (gross internal area) will be required to meet the Council's adopted standards in Appendix D to secure adequate provision of sports and recreation facilities increased capacity to meet the additional demand for sports and recreation facilities arising from new residential development. Facilities are required to be provided on-site except where off-site provision is acceptable according to the circumstances in Appendix D. Accessible natural green space required through Policy I1 will be treated separately to formal outdoor sports areas, equipped play facilities and allotment provision, which may be located within or outside such accessible natural green space, on land that is in addition to the accessible natural green space required under Policy I1. Conditions will be imposed on permissions or planning obligations sought in order to secure appropriate sport and recreation facilities reasonably related to the scale and kind of housing proposed. The recreational benefits to be obtained or provided by the Council by virtue of the obligation will be directly relevant to the development permitted and the needs of its occupiers and fairly and reasonably related to its scale and kind. Any proposals involving the loss of existing sports and recreation facilities will only be accepted where any of the following criteria are met: f. An assessment has been undertaken which has clearly shown the sports and recreation facilities are surplus to requirements and their loss is not detrimental to the delivery of the Playing Pitch Strategy or a Built Facilities Strategy; or g. The development will significantly enhance the Open Space network as a whole and help achieve the Council's most recently adopted Green Infrastructure Strategy. In some cases, enhancements could be provided at nearby locations off site; or h. The loss of sports and recreation facilities would be replaced by equivalent or better provision in terms of quality and quantity in a suitable location; or i. The developments is for other types of sports or recreational provision or ancillary development associated with the Open Space and the needs for which clearly outweigh the loss Sports and recreation facilities being provided must have a long-term management and maintenance strategy agreed by the Council and shall set out details of the owner, the responsible body and how the strategy can be implemented by contractors. The policy applies to all types of sports and associated built facilities required for their operation or facilities of a more community nature where sports can take place within. This includes sports halls, swimming pools, community centres and village halls, artificial grass pitches (such as for football), grass playing pitches (such as for cricket), climbing walls, stadia and facilities for outdoor and indoor tennis, outdoor and indoor bowls, athletics, golf, health and fitness, squash and climbing walls. Formal outdoor sports areas providing facilities for football, netball, cricket, hockey, rugby and other sports should be treated separate to ANGSt so these areas can function to ensure financial sustainability. Facilities are usually hired for a fee and may include built facilities such as a pavilion or club house. Access is controlled and to maximise daytime use the facility should ideally be co-located/shared with a school, college, community hall, sports club or other facility

Community facilities, infrastructure and assets of community value

The council will resist proposals for the change of use of community buildings and facilities for which there is a demonstrable local need, unless the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location. In considering applications for alternative development or uses, the council will consider the viability of the existing use, that the site/use has been marketed for a minimum period of 12 months at a price commensurate with its use together with proof there has been no viable interest, marketing of the building or facility at a price commensurate with its use, the presence of alternative local facilities and the community benefits of the proposed use. Where permission includes converting the use of a building, conditions will be imposed to ensure later resumption of a community use is not excluded. In considering applications for residential development, the council will consider the need for new community facilities and community infrastructure arising from the proposal. Conditions will be imposed on permissions, or planning obligations sought in order to secure appropriate community facilities, or financial contributions towards community facilities, reasonably related to the scale and kind of development proposed. A financial contribution will be required subject to compliance with the CIL Regulations to provide or enhance community facilities or community infrastructure on developments of more than 10 homes or which have a combined gross floorspace of more than 1,000 square metres (gross internal area).

Design of new development

All new development proposals shall respect and complement the following criteria: a. The physical characteristics of the site and its surroundings including the scale and context of the site and its setting b. The local distinctiveness and vernacular character of the locality, in terms of ordering, form, proportions, architectural detailing and materials c. The natural qualities and features of the area, and d. The effect on important public views and skylines.

Protection of the amenity of residents

Planning permission will not be granted where the proposed development would unreasonably harm any aspect of the amenity of existing residents and would not achieve a satisfactory level of amenity for future residents. Where planning permission is granted, the council will use conditions or planning obligations to ensure that any potential adverse impacts on neighbours are eliminated or appropriately controlled.

Density of new development

Proposed densities of developments should generally constitute effective use of the land and reflect the densities of their surroundings, and will be appraised on a site-by-site basis to ensure satisfactory residential amenity. Where large scale developments are proposed, particularly towards the edge of settlements, higher density areas should be located towards the centre of the sites whilst the rural edge should be a lower density. The Aylesbury Vale Design SPD will provide further guidance to assist applicants on this matter.

Provision of employment land

Employment development will generally be supported in sustainable locations: a. through allocations in this plan and appropriate allocations in neighbourhood plans b. through the intensification or extension of existing premises c. as part of a farm diversification scheme d. through the appropriate re-use or replacement of an existing building provided this is well designed, appropriate to its context having regard to the scale of the proposal, location and impact on the surrounding area. Or e. in a rural location where this is essential for that type of business. Proposals for suitable live-work developments which will not diminish normal residential amenity, will be permitted in locations considered suitable for open market residential development. The subsequent conversion of such units to full residential use will not be permitted unless evidence can be submitted that there is no prospect of the unit being used for that purpose. Employment land is allocated in the following locations: Aston Clinton Road MDA14: 5,000 sqm appropriate class E Kingsbrook: 10 hectares (estimated 40,000 sqm) appropriate class E /B2/B8 (see Policy D-AGT6) Berryfields: 9 hectares/36,000 sqm appropriate class E /B2/B8 (see Policy D-AGT5) Hampden Fields 18,250 sqm appropriate class E. 3,650 sqm B2 and 7,300 sqm B8 (total 29,200 sqm (see Policy D-AGT4) Woodlands, College Road (part of Arla/Woodlands/ Enterprise Zone): 25,600 sqm appropriate class E, 44,400 sqm B2 and 32,800 sqm B8 (total 102,800 b use) (see Policy D-AGT3) Land south of the A421 and east of Whaddon Road: 2.07 hectares (see Policy D-NLV001)

Protection of key employment sites and enterprise zones

Key employment sites will be protected through the following criteria: a. Within key employment sites (listed above and identified on the Policies Map) applications for appropriate class E, B2 (general industrial), B8 (storage and distribution) will be permitted. Other similar uses will be permitted subject to proposals not having a significant adverse impact on surrounding land uses. b. The use of key employment sites for employment purposes other than appropriate class E, B2 and B8 may be appropriate, if it can be proven that the use provides on-site support facilities, or demonstrates similar economic enhancement to appropriate class E /B2/B8 uses. Such development will not prejudice the efficient and effective use of the remainder of the employment area. c. Main town centre uses that do not fall within appropriate parts of use class E, or other uses that do not fall within use classes B2 or B8 will not be supported, except as ancillary facilities to service a key employment site. Exceptionally, uses which have trade links with employment uses or are un-neighbourly in character, (such as car showrooms, tyre and exhaust centres, or trade counters), may be permitted on employment sites which have good access to a range of transport options. d. Other uses that do not provide direct, on-going local employment opportunities will not be permitted.

Silverstone Circuit and Silverstone Park EZ

The council will continue to support the Circuit as an international venue and destination for world-class motorsport and a leading business, education, leisure and entertainment venue and will make provision for: Motor sports Improvement of track-related facilities to modern grand prix standards and the promotion of Silverstone as the home of British motorsport and racing. Development of facilities and ancillary office accommodation supporting motorsport activities. The council seeks to enhance and strengthen Silverstone Circuit as the centre of automotive and high technology excellence for the UK. Business and technology park The creation of opportunities for the development of employment and sustainable economic growth by attracting businesses in line with Policy E1 and Chapter 6 of VALP. Education The continued use of the site for Silverstone University Technical College as a key resource of regional significance for secondary education (GCSE and A-Level equivalent) and a centre for excellence in the specialist fields of high performance engineering and business and technical events management and on site accommodation for students attending the UTC. Leisure and tourism Providing an attractive venue for leisure, entertainment, recreation and hotel activities to create development that is sustainable both in terms of its construction and operation. The nature of the leisure and tourism uses will be linked to and be complementary to any of the above uses on the Circuit site. All proposals should have particular regard to all the following criteria: a. The need to avoid unreasonable disturbance to those who live in the area b. The need to promote sustainable transport links and strengthen connections between the circuit and the towns c. The need to protect the rural and visual character of the countryside adjacent to the Circuit with particular attention to the Stowe Area of Attractive Landscape d. The archaeological significance of Luffield Priory.

Other employment sites

Outside key employment sites, the redevelopment and/or reuse of employment sites to an alternative non-employment use will normally be permitted provided all of the following criteria apply: a. The development will not prejudice the efficient and effective use of the remainder of the employment area b. Any existing appropriate class E, B2 and B8 businesses affected by the loss of employment land should be relocated to alternative premises so viable businesses are not affected. c. The site has been marketed as an employment site for an employment use suitable to the site and location at a suitable price, by appropriate means for at least two years with no viable interest d. There is a substantial over-supply of suitable alternative employment sites in the local area, and e. There are specific issues with the continued use of the site for employment which cannot be mitigated sufficiently

Ancillary uses on employment land

Proposals for uses other than appropriate class E, B2 and B8 business uses on employment land will be permitted if the following criteria are satisfied: a. the proposal is primarily designed to provide for users of the employment site b. the use is ancillary to the main business or employment function of the wider site, and c. the use, either alone or combined with other existing or proposed uses, would not adversely affect the vitality and viability of any town centre or shopping centre (including local centres) or the social and community vitality of a nearby village. In connection with any planning permission, conditions may be imposed to limit the scale of the operation and to restrict the range of activities proposed or goods sold, where necessary, to ensure that the above criteria are met.

Working at home

Partial use of a residential property for business use will be permitted where there are no unacceptable impacts on residential amenity and it would not have an adverse effect on the character of an area, whilst making appropriate provision for access, parking and noise attenuation arising from the business activity.

Renewable Energy

All development schemes should look to achieve greater efficiency in the use of natural resources. Planning applications involving renewable energy development will be encouraged provided that there is no unacceptable adverse impact, including cumulative impact, on the following issues: a. landscape and biodiversity including designations, protected habitats and species b. visual impacts on local landscapes c. the historic environment including designated and non designated assets and their settings d. the Green Belt, particularly visual impacts on openness e. aviation activities f. highways and access issues, and g. residential amenity. The council will seek to ensure that all development schemes achieve greater efficiency in the use of natural resources, including measures minimise energy use, improve water efficiency and promote waste minimisation and recycling. Developments should also minimise, reuse and recycle construction waste wherever possible. In seeking to achieve carbon emissions reductions, the council will assess developments using an 'energy hierarchy'. An energy hierarchy identifies the order in which energy issues should be addressed and is illustrated as follows: h. reducing energy use, in particular by the use of sustainable design and construction measures i. supplying energy efficiently and giving priority to decentralised energy supply j. making use of renewable energy k. making use of allowable solutions, and l. an energy statement will be required for proposals for major residential developments (over 10 dwellings), and all non-residential development, to demonstrate how the energy hierarchy has been applied. With continually improving standards through building regulations, new buildings carry reduced need for heating and loads are based on winter heat and all year-round hot water demands. A feasibility assessment for district heating (DH) and cooling utilising technologies such as combined heat and power (CHP), including biomass CHP or other low carbon technology, will be required for: m. all residential developments of 100 dwellings or more n. all residential developments in off-gas areas for 50 dwellings or more, and o. all applications for non-domestic developments above 1000sqm floorspace.

Conversion of rural buildings

Building Characteristics The re-use of an existing building that is of permanent and substantial construction and generally in keeping with the rural surroundings in the countryside will be permitted provided that all the following assessment criteria are met: a. Conversion works should not involve major reconstruction or significant extensions and should respect the character of the building and its setting, except in exceptional circumstances where it can be demonstrated that dereliction was the result of severe accidental damage or accidental destruction in the past two years b. Where the building is suitable for modern agricultural practice it would not give rise to a future need for another building to fulfil the function of the building being re-used c. The long-term retention of a building that is by reason of its location, size, condition and appearance is harmful to the character of the countryside is not encouraged d. The redundant or disused status of the building has been demonstrated and the re-use of the building would enhance the immediate setting e. The existing building is inherently suitable, in terms of its size, design and construction for the intended re-use, and the proposed scheme enables the intended re-use to be achieved without the need for complete or substantial reconstruction f. The existing building is not located well away from existing settlements and is not located where utilities are not available g. The existing building is not damaging to the surrounding character by virtue of a utilitarian appearance or cladding in unattractive materials h. The proposed re-use is of a scale that would not have an adverse impact on its surroundings or the viability of existing facilities or services in nearby settlements i. Any extension to the existing building included in the proposed scheme is modest in scale, ancillary in nature, subordinate to the main building and necessary to meet the essential functional requirements of the intended re-use j. Any extension to the existing barn conversion is modest in scale, ancillary in nature, subordinate to the main building, in keeping with the rural character, designed with sensitivity to the host building and will enhance the character and appearance of its immediate surroundings k. Where the existing building is of designated or non-designated heritage assets or contributes to local character, the proposed scheme would retain significant historical features and not adversely affect the character and appearance of the building or its setting l. Where any curtilage is required it should not be excessive in size and should relate well to the existing building and landscape m. The proposed scheme would not give rise to ancillary uses that could not be accommodated within the site and does not include, or would not give rise to, ancillary uses within the site, such as open storage, that would be visually intrusive, and n. Conversion works should not adversely impact upon wildlife using the structure. If impacts to nesting sites are unavoidable mitigation will be required (see Policy NE1).

Agricultural development

The development of new agricultural buildings or extensions of existing buildings will be permitted where all the following criteria are met: a. The development is necessary for the purposes of agriculture on the unit or locally where facilities are to be shared b. The size is commensurate with the needs of the holding c. There are no existing buildings on the unit which are capable of re-use, and d. The use of the building would not unreasonably harm any aspect of the amenity of nearby residents. The scale, siting, design, external appearance and construction of the buildings and any associated hardstandings or parking should be: e. Appropriate for the proposed use, and f. Sited close to existing buildings and designed in order to minimise adverse impact on the openness of the countryside, landscape character, residential amenity and reflect the operational requirements of the holding. Where the Council considers the building too large in relation to the holding, the Council may require evidence to support the need for the building.

Green infrastructure

Green Infrastructure should provide a range of functions and provide multiple benefits for wildlife, improving quality of life and water quality and flood risk, health and wellbeing, recreation, access to nature and adaptation to climate change. The council will support proposals for green infrastructure where there is no significant adverse impact on: a. Wider green infrastructure networks including public rights of way and green infrastructure opportunity zones identified by the Buckinghamshire and Milton Keynes Natural Environment Partnership b. Potential to contribute to biodiversity net gains c. Management of flood risk and provision of sustainable drainage systems d. Provision of a range of types of green infrastructure e. Provision of sports, recreation facilities or public realm improvements f. Potential for local food cultivation by communities g. Achieving a satisfactory landscaping scheme including the transition between the development and adjacent open land New housing developments of more than 10 units or which have a combined gross floorspace of more than 1,000 square metres (gross internal area) will be required to meet the ANGSt (accessible natural green space standards) in Appendix C to meet the additional demand arising from new residential development. Amenity green space will need to be provided on site. Sports and recreation facilities can be provided as required (Policy I2) on the same site where these are compatible with publicly accessible green infrastructure. The Accessibility Standards in Appendix C will need to be met by providing accessible natural green space on or off site for developments of more than 10 homes and which have maximum combined gross floorspace of more than 1,000 square metres (gross internal area) unless it has been demonstrated in an assessment for a planning application that accessible natural green space provision has already been met, when including the increased population of the new development and any other committed development. Conditions will be imposed on permissions or planning obligations sought in order to secure green infrastructure reasonably related to the scale and kind of housing proposed. The benefits to be obtained or provided by the council by virtue of the obligation will be directly relevant to the development permitted and the needs of its occupiers and fairly and reasonably related to its scale and kind. To count towards any ANGSt quantitative/accessibility requirement, such green space must meet the definitions of 'accessible' and 'natural' in paragraph 11.8 The council will only accept the loss of ANGSt including the incorporation of such areas into private garden land if: h. The ANGSt has been subject to an assessment which shows it to be surplus to requirements i. The land does not fulfil a useful purpose in terms of its appearance, landscaping, recreational use or wildlife value j. The land does not host an element of semi-natural habitat or any other feature of value to wildlife to a greater extent than would be the case if it were planted as a garden k. The loss of publicly accessible green infrastructure would not set a precedent for other similar proposals which could cumulatively have an adverse effect on the locality or the environment l. The continued maintenance of the land for publicly accessible green infrastructure would be impractical or unduly onerous m. Publicly accessible green infrastructure lost will need to be replaced by equivalent or better following an assessment justifying this need based on applying the standards in Appendix C Formal outdoor sports areas, play areas, and allotments all serve a specific purpose and may be located within or outside ANGSt. Either way such facilities should be located on land that is additional to the ANGSt provided by a developer and be complimentary to it. Green infrastructure being provided must have a long term management and maintenance strategy to be agreed by the council with assets managed for at least 30 years after completion and during this time secure a mechanism to manage sites into perpetuity. The management and maintenance strategy shall set out details of the owner, the responsible body and how the strategy can be implemented by contractors.

Flooding

Management of flood risk In order to minimise the impacts of and from all forms of flood risk the following is required: a. Site-specific flood risk assessments (FRAs), informed by the latest version of the SFRA, where the development proposal is over 1ha in size and is in Flood Zone 1, or the development proposal includes land in Flood Zones 2 and 3 (as defined by the latest Environment Agency mapping). A site-specific FRA will also be required where a development proposal affects land in Flood Zone 1 where evidence, in particular the SFRA, indicates there are records of historic flooding or other sources of flooding, e.g. due to critical drainage problems, including from ordinary watercourses and for development sites located within 9m of any water courses (8m in the Environment Agency's Anglian Region) b. All development proposals must clearly demonstrate that the flood risk sequential test, as set out in the latest version of the SFRA, has been passed and be designed using a sequential approach, and c. If the sequential test has been satisfied, development proposals, other than those allocated in this Plan, must also satisfy the exception test in all applicable situations as set out in the latest version of the SFRA. Flood risk assessments All development proposals requiring a Flood Risk Assessment in (a) above will assess all sources and forms of flooding, must adhere to the advice in the latest version of the SFRA and will: d. provide level-for-level floodplain compensation, up to the 1% annual probability (1 in 100) flood extent with an appropriate allowance for climate change, and volume-for-volume compensation unless a justified reason has been submitted and agreed which may justify other forms of compensation e. ensure no increase in flood risk on site or elsewhere, such as downstream or upstream receptors, existing development and/or adjacent land, and ensure there will be no increase in fluvial and surface water discharge rates or volumes during storm events up to and including the 1 in 100 year storm event, with an allowance for climate change (the design storm event) f. not flood from surface water up to and including the design storm event, or any surface water flooding beyond the 1 in 30 year storm event, up to and including the design storm event will be safely contained on site g. explore opportunities to reduce flood risk overall, including financial contributions from the developer where appropriate h. ensure development is safe from flooding for its lifetime (and remain operational where necessary) including an assessment of climate change impacts i. ensure development is appropriately flood resistant, resilient and safe and does not damage flood defences but does allow for the maintenance and management of flood defences j. take into account all sources and forms of flooding k. ensure safe access and exits are available for development in accordance with Department for Environment, Food and Rural Affairs (DEFRA) guidance. Access to "safe refuges" or "dry islands" are unlikely to be considered safe as this will further burden the Emergency Service in times of flood l. include detailed modelling of any ordinary watercourses within or adjacent

Biodiversity and Geodiversity

Protected Sites Internationally or nationally important Protected Sites (SACs and SSSIs) and species will be protected. Avoidance of likely significant adverse effects should be the first option. Development likely to affect the Chiltern Beechwoods SAC will be subject to assessment under the Habitat Regulations and will not be permitted unless any significant adverse effects can be fully mitigated. Development proposals that would lead to an individual or cumulative adverse impact on an internationally or nationally important Protected Site or species, such as SSSIs or irreplaceable habitats such as ancient woodland or ancient trees, will be refused unless exceptional circumstances can be demonstrated as follows: a. the benefits of the development at this site significantly and demonstrably outweigh both the impacts that it is likely to have on the features of the site that make it internationally or nationally important and any broader impacts on the national network – for example of Sites of Special Scientific Interest, and b. the loss can be mitigated and compensation can be provided to achieve a net gain in biodiversity/geodiversity Sufficient information must be provided for the council to assess the significance of the impact against the importance of the Protected Site and its component habitats and the species which depend upon it. This will include the area around the Protected Site and the ecosystem services it provides and evidence that the development has followed the mitigation hierarchy set out in (d) below Protection and enhancement of Biodiversity and Geodiversity Protection and enhancement of biodiversity and geodiversity will be achieved by the following: c. A net gain in biodiversity on minor and major developments will be sought by protecting, managing, enhancing and extending existing biodiversity resources, and by creating new biodiversity resources. These gains must be measurable using best practice in biodiversity and green infrastructure accounting and in accordance with any methodology (including a Biodiversity Impact Assessment) to be set out in the Buckinghamshire Biodiversity Accounting SPD. d. If significant harm to biodiversity resulting from a development cannot be avoided (through locating on an alternative site with less harmful impacts), adequately mitigated, or as a last resort, compensated for, then development will not be permitted. If a net loss in biodiversity is calculated, using a suitable Biodiversity Impact Assessment (see c) then avoidance, mitigation and compensation, on site first, then offsite must be sought so the development results in a net gain (percentage of net gain to meet any nationally-set minimum standard and or as detailed in an SPD) in order for development to be permitted. Mitigation, compensation and enhancement measures must be secured and should be maintained in perpetuity. These assessments must be undertaken in accordance with nationally-accepted standards and guidance (BS 8683 Biodiversity net gain in project design and construction; and CIRIA Biodiversity Net Gain Good practice principles for development). e. Development which would result in damage to or loss of a site of biodiversity or geological value of regional or local importance (such as Local Wildlife Sites or Local Geological Sites) including habitats of principal importance (known as Priority Habitats) or the habitats of species of principal importance (Priority Species) or their habitats will not be permitted except in exceptional circumstances where the need for, and benefits of the development significantly and demonstrably outweigh the harm it would cause to the site, and the loss can be mitigated and compensation provided to achieve a net gain. f. The Council will, where appropriate, expect ecological surveys for planning applications. These must be undertaken by a suitably qualified person and consistent with nationally accepted standards and guidance (BS 42020: Biodiversity – Code of Practice for planning and development; and CIEEM Ecological Report Writing guidance) as replaced g. Where development proposals affect a Priority Habitat (As defined in the Buckinghamshire Biodiversity Action Plan or UK Biodiversity Action Plan and as listed in accordance with s41 of the NERC Act 2006) then mitigation should not be off-site. Where no Priority Habitat is involved then mitigation is expected to follow the mitigation hierarchy, where options for avoidance, mitigation and compensation on- site, and then offsite compensation, should be followed in that order as outlined in d. When there is a reasonable likelihood of the presence of protected or priority species or their habitats, development will not be permitted until it has been demonstrated that the proposed development will not result in adverse impacts on these species or their habitats. The only exception will be where the advantages of development to the protected site and the local community clearly outweigh the adverse impacts. In such a case, the council will consider the wider implications of any adverse impact to a protected site, such as its role in providing a vital wildlife corridor, mitigating flood risk or ensuring good water quality in a catchment. h. Development proposals will be expected to promote site permeability for wildlife and avoid the fragmentation of wildlife corridors, incorporating features to encourage biodiversity, and retain and where possible enhance existing features of nature conservation value on site. Existing ecological networks should be identified and maintained to avoid habitat fragmentation, and ecological corridors including water courses should form an essential component of green infrastructure provision in association with new development to ensure habitat connectivity i. Planning conditions/obligations will be used to ensure net gains in biodiversity by helping to deliver the Buckinghamshire and Milton Keynes Biodiversity Action Plan targets in the biodiversity opportunity areas and other areas of local biodiversity priority. Where development is proposed within, or adjacent to, a biodiversity opportunity area, biodiversity surveys and a report will be required to identify constraints and opportunities for biodiversity enhancement. Development which would prevent the aims of a Biodiversity Opportunity Area from being achieved will not be permitted. Where there is potential for development, the design and layout of the development should secure biodiversity enhancement and the council will use planning conditions and obligations as needed to help achieve the aims of the biodiversity opportunity area. A monitoring and management plan will be required for biodiversity features on site to ensure their long-term suitable management (secured through planning condition or Section 106 agreement). j. Development proposals adversely affecting a Local Nature Reserve will be considered on a case-by-case basis, according to the amount of information available about the site and its significance, relative to the type, scale and benefits of the development being proposed and any mitigation. Any mitigation strategy will need to include co-operation with the nature reserve managers.

River and stream corridors

Development proposals must not have an adverse impact on the functions and setting of any watercourse and its associated corridor. They should conserve and enhance the biodiversity, landscape and consider the recreational value of the watercourse and its corridor through good design. Opportunities for de-culverting of watercourses should be actively pursued. Planning permission will only be granted for proposals which do not involve the culverting of watercourses and which do not prejudice future opportunities for de-culverting. Development proposals adjacent to or containing a watercourse shall provide or retain a 10m ecological buffer (unless existing physical constraints prevent) from the top of the watercourse bank and the development, and include a long-term landscape and ecological management plan for this buffer.

The Chilterns AONB and setting

The Chilterns Area of Outstanding Natural Beauty (AONB) is a nationally designated landscape and as such permission for major developments will be refused unless exceptional circumstances prevail as defined by national planning policy. Proposals for any major development affecting the AONB must demonstrate they: a. conserve and enhance, in accordance with criteria f-m below, the Chiltern AONB's special qualities, distinctive character, tranquillity and remoteness in accordance with national planning policy and the overall purpose of the AONB designation b. are appropriate to the economic, social and environmental wellbeing of the area or is desirable for its understanding and enjoyment c. within the AONB areas, meet the aims of the statutory Chilterns AONB Management Plan, making practical and financial contributions as appropriate d. within the AONB area, have had regard to the Chilterns Building Design Guide and technical notes by being of high quality design which respects the natural beauty of the Chilterns, its traditional built character and reinforces the sense of place and local character, and e. avoid adverse impacts from individual proposals (including their cumulative effects), unless these can be satisfactorily mitigated. In the case of major developments, actions to conserve and enhance the AONB shall be informed by landscape and visual impact assessment, having considered all relevant landscape character assessments, and shall focus upon: f. the Chilterns AONB's special qualities which include the steep chalk escarpment with areas of flower-rich downland, broadleaved woodlands (especially beech), commons, tranquil valleys, the network of ancient routes, villages with their brick and flint houses, chalk streams and a rich historic environment of hillforts and chalk figures g. the scope for enhancing and restoring those parts of the landscape which are degraded or subject to existing intrusive developments, utilities or infrastructure h. locally distinctive patterns and species composition of natural features such as chalk downland, trees, hedgerows, woodland, field boundaries, rivers and chalk streams i. the locally distinctive character of settlements and their landscape settings, including the transition between man-made and natural landscapes at the edge of settlements j. visually sensitive skylines, geological and topographical features k. landscapes of cultural, historic and heritage value l. important views and visual amenity from public vantage points, including key views from the steep north-west facing chalk escarpment overlooking the low clay vale, and foreground views back to the AONB, and m. tranquillity, remoteness and the need to avoid intrusion from light pollution, noise, and transport. Any other (non-major) development can also have an impact on the AONB and its setting and will be required to meet criteria a., d. and e. above. Any development likely to impact on the AONB should provide a Landscape and Visual Impact Assessment (LVIA) in line with the Guidelines for Landscape and Visual Impact Assessment - version 3 or as amended.

Landscape character and locally important landscape

Development must recognise the individual character and distinctiveness of particular landscape character areas set out in the Landscape Character Assessment (LCA), their sensitivity to change and contribution to a sense of place. Development should consider the characteristics of the landscape character area by meeting all of the following criteria: a. minimise impact on visual amenity b. be located to avoid the loss of important on-site views and off-site views towards important landscape features c. respect local character and distinctiveness in terms of settlement form and field pattern, topography and ecological value d. Carefully consider spacing, height, scale, plot shape and size, elevations, roofline and pitch, overall colour palette, texture and boundary treatment (walls, hedges, fences and gates) e. minimise the impact of lighting to avoid blurring the distinction between urban and rural areas, and in areas which are intrinsically dark and to avoid light pollution to the night sky f. ensure that the development is not visually prominent in the landscape, and g. not generate an unacceptable level and/or frequency of noise in areas relatively undisturbed by noise and valued for their recreational or amenity value The first stage in mitigating impact is to avoid any identified significant adverse impact. Where it is accepted there will be harm to the landscape character, specific on-site mitigation will be required to minimise that harm and, as a last resort, compensation may be required as part of a planning application. This reflects the mitigation hierarchy set out in paragraph 152 of the NPPF (2012). Applicants must consider the enhancement opportunities identified in the LCA and how they apply to a specific site.

Pollution, air quality and contaminated land

Noise pollution Significant noise-generating development will be required to minimise the impact of noise on the occupiers of proposed buildings, neighbouring properties and the surrounding environment. Applicants may be required to submit a noise impact study or to assess the effect of an existing noise source upon the proposed development, prior to the determination of a planning application. Developments likely to generate more significant levels of noise will be permitted only where appropriate noise attenuation measures are incorporated which would reduce the impact on the surrounding land uses, existing or proposed and sensitive human and animal receptors, to acceptable levels in accordance with Government guidance. Where necessary, planning conditions will be imposed and / or a planning obligation sought in order to specify and secure acceptable noise limits, hours of operation and attenuation measures. Planning permission for noise-sensitive development, such as housing, schools and hospitals, will not be granted if its users would be affected adversely by noise from existing uses (or programmed development) that generate significant levels of noise. Light pollution In developments where external lighting is required, planning permission will only be granted where all of the following criteria are met: a. The lighting scheme proposed is the minimum required for the security and to achieve working activities which are safe b. Light spill and potential glare and the impact on the night sky is minimised through the control of light direction and levels, particularly in residential and commercial areas, areas of wildlife interest or the visual character of historic buildings and rural landscape character c. The choice and positioning of the light fittings, columns and cables minimise their daytime appearance and impact on the streetscape, and d. In considering development involving potentially adverse lighting impacts to wildlife, the council will expect surveys to identify wildlife corridors and ensure that these corridors are protected, and enhanced where possible. Air quality Developments requiring planning permission that may have an adverse impact on air quality will be required to prove through a submitted air quality impact assessment that: e. The effect of the proposal would not exceed the National Air Quality Strategy Standards (as replaced) or f. The surrounding area would not be materially affected by existing and continuous poor air quality. Potentially polluting developments will be required to assess their air quality impact with detailed air dispersion modelling and appropriate monitoring. Air quality impact assessments are also required for development proposals that would generate an increase in air pollution and are likely to have a significantly adverse impact on biodiversity. Required mitigation will be secured through a planning condition or Section 106 agreement. Contaminated land Development on or near land that is or may be affected by contamination will only be permitted where: g. an appropriate contaminated Land Assessment has been carried out as part of the application to identify any risks to human health, the natural environment or water quality h. where contamination is found which would pose an unacceptable risk to people's health, the natural environment or water quality, the council will impose a condition, if appropriate, to ensure the applicant undertakes a desktop study, and if required, an intrusive site investigation, remedial measures and a validation report to ensure that the site is suitable for the proposed use and that the development can safely proceed. Remediation works will usually be carried out prior to first occupation or use of any part of the development. Required remediation methods will be secured through a planning condition.

Local green space

Where land is identified as local green space on the policies map of a made neighbourhood plan, national policy will be applied. This means that new development will not be permitted other than in very special circumstances. Within local green spaces, small-scale development within the following categories will only be supported providing that its provision does not conflict with the demonstrably special significance of the local green space and preserves the purpose of its designation. Such development should be: a. For the purposes of agriculture or forestry, the enjoyment of tranquillity and richness of wildlife, appropriate facilities for outdoor sport and recreational facilities or cemeteries b. The replacement of existing buildings in the local green space by new buildings that are not significantly larger in volume, normally by no more than 25-30%. Measures to improve public access to local green spaces will be encouraged.

Best and most versatile agricultural land

Subject to the development allocations set out in the VALP, the council will seek to protect the best and most versatile farmland for the longer term. Proposals involving development of agricultural land shall be accompanied by an assessment identifying the Grades (1 to 5) Agricultural Land Classification. Where development involving best and more versatile agricultural land (Grades 1, 2 and 3a) is proposed, those areas on site should be preferentially used as green open space and built structures avoided. Where significant development would result in the loss of best and more versatile agricultural land, planning consent will not be granted unless: a. There are no otherwise suitable sites of poorer agricultural quality that can accommodate the development, and b. The benefits of the proposed development outweighs the harm resulting from the significant loss of agricultural land.

Trees, hedgerows and woodlands

Development should seek to enhance and expand Aylesbury Vale's tree and woodland resource, including native black poplars. Where trees within or adjacent to a site could be affected by development, a full tree survey and arboricultural impact assessment to BS 5837 (as replaced) will be required as part of the planning application. The implementation of any protective measures it identifies will be secured by the use of planning conditions. Development that would lead to an individual or cumulative significant adverse impact on ancient woodland or ancient trees will be refused unless exceptional circumstances can be demonstrated that the impacts to the site are clearly outweighed by the benefits of the development. Development that would result in the unacceptable loss of, or damage to, or threaten the continued well-being of any trees, hedgerows, community orchards, veteran trees or woodland which make an important contribution to the character and amenities of the area will be resisted. Where the loss of trees is considered acceptable, adequate replacement provision will be required that use species that are in sympathy with the character of the existing tree species in the locality and the site. Where species-rich native hedgerow (as commonly found on agricultural land) loss is unavoidable the developer must compensate for this by planting native species-rich hedgerow, which should result in a net gain of native hedgerow on the development site. Developers should aspire to retain a 10m (with a minimum of 5m) natural buffer around retained and planted native hedgerows (100m with a minimum 25 m natural buffer around woodlands) for the benefit of wildlife, incorporating a dark corridor with no lighting. Development must provide buffers to Ancient Woodland and should provide additional planting to join up fragmented areas of woodland as part of the development's GI. Buffers should allow the maximum space proportionate to the development, and would generally be expected to be a minimum of 50m between the ancient woodland and any built development or grey infrastructure. Within the buffer, native trees may be planted along with other ecology features to secure net gains in biodiversity and/or landscape mitigation unless the achievement of this would be contrary to other policies in the plan.

Green Belt

Within the Green Belt (as defined on the Policies Map), land will be protected from inappropriate development in accordance with national policy. Small-scale development as set out below will be supported providing that their provision preserves the openness of the Green Belt, and does not conflict with the purposes of including land within it: a. for the purposes of agriculture, forestry, appropriate facilities for outdoor sport and outdoor recreation or cemeteries b. if within the existing developed footprint of settlements within the Green Belt, residential infilling of small gaps in developed frontages with one or two dwellings will be permitted if it is in keeping with the scale and spacing of nearby dwellings and the character of the surroundings c. for the conversion of buildings of permanent and substantial construction where there is no greater impact on the openness of the Green Belt and the form, bulk and design of any conversion is in keeping with the surroundings and does not involve major or complete reconstruction. Permission for the conversion of such buildings may include conditions regulating further building extensions, and the use of land associated with the building d. replacement of existing buildings in the Green Belt by new buildings that are not significantly larger in volume, normally by no more than 25-30% as measured externally of the original building (as it was first built or stood on 1 July 1948) e. extensions and alterations to buildings in the Green Belt that are not out of proportion with the original building, normally no more than 25-30% volume increase of the original building f. the redevelopment of previously developed sites where the gross floorspace of the new building(s) is not out of proportion to the original building(s), normally by no more than 25-30% increase of the original building (as measured externally), and the buildings are positioned on land previously built on. Measures to improve public access to the Green Belt areas will be encouraged.

Previously developed land

Development in Aylesbury Vale will be expected to make efficient and effective use of land. We will encourage the reuse of previously developed (brownfield) land in sustainable locations, subject to site-specific considerations including environmental value and the impact on local character, and subject to other policies in the Local Plan.

Heritage assets

The historic environment, unique in its character, quality and diversity across the Vale is important and will be preserved or enhanced. All development, including new buildings, alterations, extensions, changes of use and demolitions, should seek to conserve heritage assets in a manner appropriate to their significance, including their setting, and seek enhancement wherever possible. Proposals for development shall contribute to heritage values and local distinctiveness. Where a development proposal is likely to affect a designated heritage asset and/or its setting negatively, the significance of the heritage asset must be fully assessed and supported in the submission of an application. The impact of the proposal must be assessed in proportion to the significance of the heritage asset and supported in the submission of an application. Heritage statements and/or archaeological evaluations will be required for any proposals related to or impacting on a heritage asset and/or possible archaeological site. Proposals which affect the significance of a non-designated heritage asset should be properly considered, weighing the direct and indirect impacts upon the asset and its setting. There will be a presumption in favour of retaining heritage assets wherever practical, including archaeological remains in situ, unless it can be demonstrated that the harm will be outweighed by the benefits of the development. Heritage statements and/or archaeological evaluations may be required to assess the significance of any heritage assets and the impact on these by the development proposal. The council will: a. Support development proposals that do not cause harm to, or which better reveal the significance of heritage assets b. Require development proposals that would cause substantial harm to, or loss of a designated heritage asset and its significance, including its setting, to provide a thorough heritage assessment setting out a clear and convincing justification as to why that harm is considered acceptable on the basis of public benefits that outweigh that harm or the four circumstances in paragraph 133 of the NPPF all apply. Where that justification cannot be demonstrated proposals will not be supported, and c. Require development proposals that cause less than substantial harm to a designated heritage asset to weigh the level of harm against the public benefits that may be gained by the proposal, including securing its optimum viable use. Development affecting a heritage asset should achieve a high quality design in accordance with the Aylesbury Vale Design SPD and the council will encourage modern, innovative design which respects and complements the heritage context in terms of scale, massing, design, detailing and use.

South Aylesbury

Development proposals must be accompanied by the information required in the council's Local Validation List and comply with all other relevant policies in the Plan, including the principles of development for Aylesbury Garden Town and the Masterplan SPD to be prepared for the site. In addition, proposals should comply with the following criteria: a. Provision of land for at least 1,000 dwellings at a density that takes account of the adjacent settlement character and identity, integrates new development with the existing built area of Aylesbury and responds positively to the best characteristics of the surrounding area b. Provision of 5 Gypsy and Traveller pitches c. Safeguarding the land required for the delivery of a dual carriageway distributor road (the SEALR) between B4443 Lower Road and A413 Wendover Road to cross the railway line, with sufficient land for associated works including but not limited to earthworks, drainage and structures d. Provision of new access points into the development parcels from the B4443 Lower Road and A413 Wendover Road. Access from the South East Aylesbury Link Road (SEALR) will not be supported unless it can be demonstrated that this would leave parcels of land inaccessible and incapable of development. e. Provision for public transport into the town and to surrounding areas f. Existing vegetation should be retained where practicable, including existing woodlands and hedgerows. Existing public rights of way need to be retained and integrated into the development within safe and secure environments as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities g. Proposals must retain and enhance existing habitats where practicable, including the creation of linkages with surrounding wildlife assets and green corridors linking development with the wider countryside and surrounding communities. h. Provision and management of 50% green infrastructure to link to other new development areas and the wider countryside as part of a high quality built and semi-natural environment i. The development should be designed using a landscape-led approach including consideration of the long-distance views of the AONB and the field pattern and landscape features on the site j. Detailed modelling will be required to confirm 1 in 20, 100 and 1,000 year extents and 1 in 100 year plus climate change extents on the ordinary watercourse (see SFRA Level 2) k. Surface water modelling should be undertaken to define the level of surface water risk and the risk areas/flow paths. Climate change should be modelled using the +40% allowance (February 2016) for rainfall intensity. A surface water drainage strategy should ensure that the development does not increase flood risk elsewhere. Opportunity to mitigate against potential surface water flooding of Stoke Mandeville Hospital l. Risk of overtopping or breach of the Aylesbury Arm (Grand Union Canal) should be modelled m. The development should be designed using a sequential approach. Flood Zones 2 and 3, and 3a plus climate change (subject to a detailed flood risk assessment) should be preserved as green space as shown in the policies map as the area of 'not built development'. Built development should be restricted to Flood Zone 1 n. Drainage designs should 'design for exceedance' and accommodate existing surface water flow routes, with development located outside surface water flood areas o. Provision of buffer between the new development and Stoke Mandeville to maintain the setting and individual identity of the settlement of Stoke Mandeville p. provision of land, buildings and car parking for a combined primary school, including playing field provision, and a contribution to secondary school provision q. Provision of land, buildings and car parking for a new local centre, including retail r. Provision of financial contributions towards off-site health facilities s. Provision of community buildings, including temporary buildings if necessary t. Provision of and contribution to infrastructure as appropriate. u. Retention of the Grade II listed Magpie Cottage within an appropriate setting

South west Aylesbury

Development proposals must be accompanied by the information required in the council's Local Validation List and comply with all other relevant policies in the Plan, including the principles of development for Aylesbury Garden Town. In addition, proposals should comply with the following criteria: a. Create a new garden community providing land for at least 1,490 dwellings at a density that takes account of the adjacent settlement character and identity. The development should be integrated with the existing built area of Aylesbury and respond positively to the best characteristics of the surrounding area to deliver a high quality built and semi-natural environment. b. The scheme will also enable the delivery of the South West Link Road, relieving traffic pressures in the town centre and enabling easier vehicular movement around Aylesbury. c. Provision of five Gypsy and Traveller pitches d. Consideration must be given to the provision of a buffer and associated mitigation to reduce the impact on HS2 on the residents e. Provision of land, building and car parking for one primary school with a pre-school, funding to support for a children's centre, secondary school provision, and expansion of existing special schools f. Existing vegetation should be retained where practicable, including woodlands and hedgerows. Existing public rights of way need to be retained and integrated into the development within safe and secure environments as part of a wider network of sustainable routes, including pedestrian and cycle routes to directly and appropriately link the site with surrounding communities and facilities. g. Proposals must retain and enhance existing habitats where practicable, including the creation of linkages, including green corridors, with surrounding wildlife assets and surrounding communities. The site will have access to a range of open spaces, including the new linear park alongside HS2, and have been carefully designed to respect the identity and character of the existing urban area. h. The development should be designed using a landscape-led approach including consideration of the long-distance views of the AONB, respond positively to the best characteristics of the surrounding area and reflecting the field pattern and mature landscape features on the site i. Provision for public transport into the town and to surrounding areas j. Detailed modelling will be required to confirm flood zone and climate change extents. The Environment Agency and lead local flood authority should be consulted to obtain the latest hydraulic modelling for the site at the time of the flood risk assessment. They will advise as to whether existing detailed models need to be updated k. The development should be designed using a sequential approach. Flood Zones 2 and 3 and 3a plus climate change (subject to detailed flood risk assessment) should be preserved as green space as shown in the policies map as the area of 'not built development'. Built development should be restricted to Flood Zone 1 l. Residual risk to the site should be investigated, for example overtopping or breach of the Aylesbury Vale Flood Alleviation Scheme storage areas, risk of overtopping or breach from the Aylesbury Arm (Grand Union Canal), impact of blockage of the A418 culvert on flood risk and deployment of the temporary barriers at the Willows m. Flood alleviation through measures identified in the SFRA Level 2 for investigation, including through flood alleviation systems benefitting the wider community and provision of sustainable drainage systems (SUDS), will be required to reduce pressure on the existing drainage network. The site will also provide flood alleviation to Stoke Brook through diversion of the brook and appropriate complementary measures, such as attenuation lakes. n. Surface water modelling should be undertaken to define the level of surface water risk and the risk areas/flow paths. Climate change should be modelled using the +40% allowance (February 2016) for rainfall intensity. A surface water drainage strategy should ensure that the development does not increase flood risk elsewhere o. A site drainage strategy should consider whether infiltration is feasible under all groundwater conditions and a site investigation carried out to identify likely groundwater levels. A potential detailed hydrogeological assessment may be required, subject to the outcomes of the site investigation. The site should be designed with consideration of potentially high groundwater levels, subject to the above. An assessment of modifications in the behaviour of the groundwater system underlying the site carried out due to the development and any proposed mitigation, together with assessment of off-site implications/impacts on groundwater flood risk, particularly to the communities of Walton Court, Southcourt and the Willows to the north. A drainage strategy should assess and detail the management of the above groundwater findings together with interactions with surface water and watercourses p. The impact of the blockage of the culvert under the railway should be modelled q. New major transport infrastructure such as, the A413-A418 Link Road should be designed so that the potential loss of floodplain and change of flow pathways resulting from their implementation do not have an adverse effect on flood risk. They should also be designed to ensure that they remain operational and safe for users in times of flood r. Integration of new development with existing built up area of Aylesbury and existing countryside through internal and external walking and cycling links and through 50% ANGSt compliant GI and deliver open spaces that respect the character and identity of the existing urban area s. Provision of financial contributions towards off-site health facilities t. Provision of community buildings, including temporary buildings if necessary u. Provision of and contribution to infrastructure as appropriate. v. Retention of a suitable setting for Grade II listed Hall End farm house and Stoke Cottage

Aylesbury north of A41

Site-specific Requirements: Development proposals must be accompanied by the information required in the council's Local Validation List and comply with all other relevant policies in the Plan, including the principles of development for Aylesbury Garden Town. In addition, proposals should comply with the following criteria: a. Provision for land for at least 1,747 dwellings (up to 2033) at a density that takes account of the adjacent settlement character and identity. The development should be integrated with the existing built area of Aylesbury, and maintain the settings and individual identity of Aston Clinton, Broughton and the existing urban edge as well as responding positively to the best characteristics of the surrounding area including Aylesbury Arm of the Grand Union Canal b. Provision of a distributor road between the ELR (N) and the A41 Aston Clinton Road and any related highway improvements to be delivered within five years of the development commencing c. Provision of land, building and car parking for one primary school with a pre-school, funding to support a children's centre, secondary school provision and expansion of existing special schools d. Existing vegetation should be retained where practicable, including existing woodlands and hedgerows. Existing public rights of way need to be retained and integrated into the development within safe and secure environments as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities e. Proposals must retain and enhance existing habitats where practicable, including the creation of linkages with surrounding wildlife assets f. The development should be designed using a landscape-led approach including consideration of the long distance views of the AONB and respond positively to the best characteristics of the surrounding area g. Provision for cycleways, footpaths and public transport connections into the town and to surrounding areas. Active travel links to be established to Broughton Lane, the Garden Town Community and the Aylesbury Arm of the Grand Union Canal h. Flood defences through a flood alleviation system benefitting the wider community and provision of sustainable drainage systems (SuDS) will be required to reduce pressure on the existing drainage network i. Detailed modelling will be required to confirm flood zone and climate change extents. The Environment Agency and lead local flood authority should be consulted to obtain the latest hydraulic modelling for the site at the time of the flood risk assessment. They will advise as to whether existing detailed models need to be updated j. Reservoir flood risk to the site should be investigated, for example overtopping or breach of the Weston Turville Reservoir and also canal flood risk of overtopping or breach of the Aylesbury Arm (Grand Union Canal). The impact of blockage of the siphon under the canal or blockage of the culverted ordinary watercourse in the centre of the Woodlands part of the site should be considered. Mitigation for reservoir flood risk should be discussed with the Environment Agency k. The development should be designed using a sequential approach. Flood Zones 2 and 3 and 3a plus climate change (subject to detailed flood risk assessment) should be laid out for uses compatible with these Flood Zones with built development restricted to Flood Zone 1 l. New major transport infrastructure such as Eastern Link Road should be designed so that the potential loss of floodplain and change of flow pathways resulting from their implementation do not have an adverse effect on flood risk. They should also be designed to ensure that they remain operational and safe for users in times of flood m. Land at Manor Farm (BIE022) shall not be developed until the Eastern Link Road (South) through the adjacent site WTV018 (Woodlands) has been delivered and opened to traffic. A planning application on site BIE022 must demonstrate that Flood Risk Exception Test Part 2 (See VALP Flood Risk Sequential Test 2017) has been met by a developer. The Exception Test Part 2 will be supported by a site specific Flood Risk Assessment (FRA) to support a planning application and shall demonstrate that access and egress from and to the development, via the ELR and on-site access routes, will be safe and operational in times of flooding. The main access to the site shall be from the ELR (S) and not from Broughton Lane. The FRA must meet all the recommendations for the site in the Aylesbury Vale SFRA Level 2 (2017) and VALP Policy I4. n. Resilience measures will be required to ensure that development is safe if buildings are situated within Flood Zone 2 o. A surface water drainage strategy should ensure that the development does not increase flood risk elsewhere p. Integration of new development with existing built up area of Aylesbury and existing countryside through internal and external walking and cycling links and through 50% ANGSt compliant GI. The site will also deliver a 16ha sports village and pitches q. Landscape buffers to Broughton, Eastern Link Road and ecological mitigation supporting Kingsbrook r. At Westonmead Farm, development is to be kept to the southern section of the area. The northern section of the area identified as 'not built development' is to be retained for green infrastructure (criteria p above). There are some existing agricultural buildings to the north of the watercourse, their conversion to a suitable use that is compatible with their rural nature and Green Infrastructure context would be considered acceptable. s. Appropriate ecological mitigation t. Provision for health facilities in consultation with the CCG u. Provision of community buildings including temporary buildings if necessary v. Provision of and contribution to infrastructure as appropriate w. Any proposal will need to ensure a condition is applied requiring the submission of a detailed Design Code (covering built form, highways and, landscaping) ahead of any Reserved Matters applications. x. This site allocation contains 5 grade 2 listed canal structures along the Grand Union Canal to the north of the site. Along with the consideration of these structures, the setting of the list Listed Buildings adjacent to Woodlands located at Threshers Barn, Turners Meadow at Aston Clinton and Burnham's Field at Weston Turville will also need to be considered in relation to any proposals.

Aylesbury south of A41

Development proposals must be accompanied by the information required in the council's Local Validation List and comply with all other relevant policies in the Plan, including the principles of development for Aylesbury Garden Town. In addition, proposals should comply with the following criteria: a. Provision of at least 2,913 dwellings at a density that takes account of the adjacent settlement character and identity. The development should be integrated with the existing build area of Aylesbury, and maintain the settings, individual identity and character of Stoke Mandeville and Weston Turville b. Provision of land, building and car parking for two primary schools each with a pre-school, a children's centre on one of the primary school sites and funding to support secondary school provision, and expansion of existing special schools c. Existing vegetation and landscape features should be retained where practicable, including field patterns, existing woodlands and hedgerows. Existing public rights of way need to be retained and integrated into the development within safe and secure environments as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities utilising green corridors d. Proposals must retain and enhance existing habitats where practicable, including the creation of linkages with surrounding wildlife assets. This includes the wildlife area within Bedgrove Park e. The development should be designed using a landscape-led approach including consideration of the long-distance views of the AONB and respond positively to the best characteristics of the surrounding area f. Provision for cycleways, footpaths and public transport connections into the town and to surrounding areas g. Town-wide flood defences through a flood alleviation system benefitting the wider community and provision of sustainable drainage system (SuDS) will be required to reduce pressure on the existing drainage network h. Provision and management of 50% green infrastructure to link to other new development areas and the wider countryside i. Detailed modelling will be required to confirm flood zone and climate change extents. The Environment Agency and lead local flood authority should be consulted to obtain the latest hydraulic modelling for the site at the time of the flood risk assessment. They will advise as to whether existing detailed models need to be updated j. Residual risk to the site and reservoir flood risk to the site should be investigated, for example overtopping or breach of the Weston Turville Reservoir k. The impact of blockage of structure(s) under Aston Clinton Road and on Bedgrove Road should also be modelled l. Surface water modelling should be undertaken to define the level of surface water risk and the risk areas/flow paths. Climate change should be modelled using the +40% allowance (February 2016) for rainfall intensity. A surface water drainage strategy should ensure that the development does not increase flood risk elsewhere m. The development should be designed using a sequential approach. Flood Zones 2 and 3 and 3a plus climate change (subject to detailed flood risk assessment) as shown on the policies map as "areas of not built development" should be preserved as green space with built development restricted to Flood Zone 1 n. New major transport infrastructure such as the Southern Link Road should be designed so that the potential loss of floodplain and change of flow pathways resulting from their implementation do not have an adverse effect on flood risk. They should also be designed to ensure that they remain operational and safe for users in times of flood o. Drainage designs should 'design for exceedance' and accommodate existing surface water flow routes, with development located outside of surface water flood risk areas p. Provision of an on-site health facility. Where it is justified provision for expansion or an alternative larger site may need to be identified and secured for a multi purpose health facility to accommodate further growth and service demand to increase capacity. q. Provision of community buildings, including temporary community buildings if necessary r. Provision of and contribution to infrastructure as appropriate. s. Provision of employment land which is attractive to occupiers who seek an accessible, high quality location.

Berryfields

Development proposals must be accompanied by the information required in the council's Local Validation List and comply with all other relevant policies in the Plan, including the principles of development for Aylesbury Garden Town. In addition, proposals should comply with the following criteria: a. employment allocation of 9ha split on two sites with a range of employment uses and space for start-up units in high quality buildings. The proposed development will add variety to the portfolio of employment in Aylesbury and retain existing provision b. Aylesbury Vale centre includes the secondary school, combined school, recreational facilities, shopping, key services and community facilities, some limited employment opportunities and residential development c. Aylesbury Vale centre is located at the intersection of the principal road, pedestrian and cycle networks, and consideration should be given to design to ensure public transport and sustainable travel choices are maximised whilst recognising proximity to the new railway station d. incorporated within Aylesbury Vale centre will be a series of related open spaces to contribute to the sense of place and quality of the centre e. adequate parking should be provided. Parking should be located close to the Western Link Road f. achieve a form of development comprising distinctive linked/coalesced 'urban villages' with a diversity of layout and design which reflects the range of 'local distinctiveness'.

Kingsbrook

Development proposals must be accompanied by the information required in the council's Local Validation List and comply with all other relevant policies in the Plan, including the principles of development for Aylesbury Garden Town. In addition, proposals should comply with the following criteria: a. Provision for land for at least 2,450 dwellings at a density that takes account of the adjacent settlement character and identity b. Provision of land, building and car parking for two primary schools and land for a secondary school c. Existing vegetation should be retained where practicable, including existing woodlands and hedgerows. Existing public rights of way need to be retained and integrated into the development within safe and secure environments as part of a wider network of sustainable routes, to directly and appropriately link the site with surrounding communities and facilities d. Proposals must retain and enhance existing habitats where practicable, including the creation of linkages with surrounding wildlife assets. A new wetland park should be provided e. The development should be designed using a landscape-led approach including consideration of the long-distance views of the AONB as well as of potential landscape visual impact from the AONB f. Provision for public transport into the town and to surrounding areas g. A flood alleviation system benefitting the wider community and provision of sustainable drainage systems (SuDS) will be required to reduce pressure on the existing drainage network h. Provision and management of 50% green infrastructure to link to other new development areas and the wider countryside. This should incorporate: recreation and sports facilities, public open space, play areas, allotments and orchards, sustainable drainage, nature reserves and ecological enhancement areas, education/interpretation facilities, and attractive pedestrian and cycle routes to the town centre i. Provision of on-site health facilities and community buildings j. Provision of and contribution to infrastructure as appropriate. k. A traffic calming scheme to the village of Bierton

Ardenham Lane, Aylesbury

Development proposals must be accompanied by the information required in the council's Local Validation List and comply with all other relevant policies in the Plan. In addition, proposals should comply with all of the following criteria: a. The site will make provision for at least 54 dwellings based on Sunley House and although much of the site could be developed though permitted development rights and/or prior approval the densities should take account of the adjacent settlement character. The site should make provisions for a comprehensive scheme including those elements of the site that are currently being marketed. Sunley House is currently occupied by the Job Centre + on the ground floor and office accommodation above. This office building could be converted into residential under prior approval/change of use and could yield approximately 38 flats. Ardenham Court could also be converted into residential under Prior Approval/Change of Use and could yield approximately 16 flats b. This site falls within the Aylesbury Garden Town designation and as such any proposals will need to accord with the design and delivery principles identified in Policy D1 Delivering Aylesbury Garden Town c. The site allocation should be accessed via Ardenham Lane and be accompanied by a design and access statement. This will need to identify both service and refuse vehicle access to the site d. Any proposal will be designed in a way that conserves heritage assets therefore, only part of the site fronting Oxford Road is suitable for development to avoid adverse impacts to heritage assets e. Due to the importance of open space in flatted developments, a contribution towards the pro

PO Sorting Office, Cambridge Street, Aylesbury

a. The site will make provision for at least 23 dwellings at a density that takes account of the adjacent settlement character. b. Any proposals will need to reflect the adjacent building heights and be appropriate in scale. All building should reflect a contemporary design to accord with the local distinctiveness c. The development shall be based on a design brief to be prepared for the site which will need to reflect the local distinctiveness of its specific locality within Aylesbury Vale. The design brief will need to ensure that the proposed development meets the required design principles based on recognised good practice d. The development will need to provide for a mixed use scheme consisting primarily of retail with an element of residential e. This site falls within the Aylesbury Garden Town designation and as such any proposals will need to accord with the design and delivery principles identified in Policy D1 Delivering Aylesbury Garden Town f. The site allocation should be accessed via Upper Hundreds Way and be accompanied by a design and access statement g. The Upper Hundreds Way roundabout will need to be modified to include a fourth arm to provide sufficient access to the site. The scheme design will need to be agreed by the highways authority and constructed at pre-commencement stages h. A transport statement will be required to assess the development's impact on the highway and, where necessary, public transportation network i. Any proposals on this site should provide for an alternative 'at-grade' crossing adjacent to the existing subway between Britannia Street and Cambridge Street to provide a secondary access. This will allow possible redevelopment of the land to the north-west of the Wilkinson's store on the adjacent side of Cambridge Street. j. The existing pedestrian crossing to the north of Hampden House should be relocated to the north-west to be directly opposite Railway Street. k. Water supply constraint likely to require infrastructure upgrade by Thames Water to serve the level of growth on the site. An assessment of sewerage capacity will be required in consultation with Thames Water l. The site has had previous activity that may suffer from contamination. The council will expect an investigation to be undertaken and, if necessary, the submission of decontamination proposals with any planning application.

Land at junction of Buckingham Street and New Street, Aylesbury

a. The site will make provision for at least 14 dwellings notwithstanding any permitted development rights, at a density that takes account of the adjacent settlement character including the listed buildings nearby including Royal Buckinghamshire Hospital and Ardenham House. The western section of the site is the only part suitable for redevelopment. Fairfax House is not being allocated for housing as it is currently well occupied, housing the Vale of Aylesbury Housing Trust (VAHT). This is a prominent entrance to the town and any proposal should be designed to accord with the Aylesbury Vale Design SPD and express an exemplary design b. This site falls within the Aylesbury Garden Town designation and as such any proposals will need to accord with the design and delivery principles identified in Policy D1 Delivering Aylesbury Garden Town c. The proximity of the site in the town centre means it can afford flexibility over existing parking standards and therefore any scheme on this site should be car free. The scheme would need to be supported by a design and access statement to demonstrate how well the site will provide for servicing and delivery arrangements d. A parking survey would need to be provided to ensure there would not be displaced parking e. The existing trees and hedgerows should be retained f. A heritage statement will need to be submitted as part of any planning application in order to fully assess the impact of the proposed development on the listed building and its setting g. An assessment of sewerage capacity and/or water supply will be required in consultation with Thames Water h. A sufficient surface water management plan to be provided.

Hampden House, Aylesbury

a. The site will comply with a development brief that will steer proposals to make provision for at least 112 dwellings at a density that takes account of the adjacent settlement character. The site should also retain its retail (E/F.2) provision on the ground floor b. The development shall be based on a design brief to be prepared for the site which will need to reflect the local distinctiveness of its specific locality on this important edge-of-town centre site. The design brief will need to ensure that the proposed development meets the required design principles based on recognised good practice c. This site falls within the Aylesbury Garden Town designation and as such any proposals will need to accord with the design and delivery principles identified in Policy D1 Delivering Aylesbury Garden Town d. The site allocation should be accessed via Railway Street and be accompanied

Land at Thame Road/Leach Road, Aylesbury

a. The site will make provision for at least 18 dwellings at a density that takes account of the adjacent settlement character b. This site falls within the Aylesbury Garden Town designation and as such any proposals will need to accord with the design and delivery principles identified in Policy D1 Delivering Aylesbury Garden Town c. The site allocation should be accessed via Thame Road and be accompanied by a design and access statement d. A transport assessment will be required to assess the developments impact on the highway and, where necessary, public transportation network e. Provide a footway and potentially a widened Thame Road (the access to the site) would need sufficient off-street parking so that parking was not encouraged on-street. Parking restrictions down Leach Road may have to be introduced as it is narrow due to displaced parking f. An arboricultural and ecological survey will be required to survey the age, health and potential growth of a tree/trees in the designated area as well as wildlife habitat potential to inform the development. g. The existing trees and hedgerows should be retained to maximise wildlife habitat potential and biodiversity net gain h. There is an identified water supply constraint which is likely to require an infrastructure upgrade by Thames Water to serve the level of growth on the site. An assessment of sewerage capacity will be required in consultation with Thames Water i. SFRA Level 2 - a site-specific flood risk assessment and surface water drainage strategy is required. Detailed modelling is required to confirm the extent of flood zones and climate change extents with climate change modelling undertaken using the relevant allowances for the type of development and level of risk. Residual risk to the site should be investigated. Development proposals must comply with the SFRA Level 2 'Guidance for site design and making development safe' criteria.

Land west of AVDLP allocation BU1 Moreton Road, Buckingham

a. Provision of at least 130 dwellings at a density that takes account of the adjacent settlement character and identity b. The site will be designed using a landscape-led approach The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) c. An ecological management plan shall be submitted to and approved in writing by the council, covering tree planting, hedge planting, pond creation, provision of 2ha of mitigatory grassland and ongoing management of the site d. A tree protection plan is required for approval showing the height and position of protective fencing e. A hard and soft landscaping scheme is required to be submitted for approval f. Archaeological assessment and evaluation is required to be submitted to the council g. The scheme layout has regard to the findings of an archaeological investigation and preserves in situ any remains of more than local importance h. The development must provide a satisfactory vehicular access to be agreed with Buckinghamshire Council i. A surface water drainage strategy will be required for the site, based on sustainable drainage principles and an assessment submitted to the council for approval j. A foul water strategy is required to be submitted to and approved in writing by the council following consultation with the water and sewerage undertaker. k. An assessment of sewerage capacity and water supply will be required in consultation with Anglian Water. The water supply network is likely to require an upgrade by Anglian Water to serve the level of growth on the site. The Buckingham Wastewater Treatment Works needs upgrading and the delivery of the site will need to be aligned with investment in Anglian Water's Asset Management Plan. l. A financial contribution will be needed towards funding appropriate elements of the Buckingham Transport Strategy m. Amenity land which is to be provided with a NEAP and LEAP with sports pitches. The amenity land, subject to agreement, would be transferred to the Town Council following a maintenance period and a commuted sum paid to the Town Council for the upkeep of that land.

Land off Osier Way (south of A421 and east of Gawcott Road)

a. Provision of at least 420 dwellings at a density that takes account of the adjacent settlement character and identity b. The development shall be based on a design code to be prepared for the site because it is a large strategic site in a sensitive location on the edge of the settlement c. The site will be designed using a landscape-led approach. The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) to be submitted and agreed by the council. A landscape mitigation scheme that reduces wider landscape and visual impact will be required on the southern boundaries of the site d. The development must provide a satisfactory vehicular access to be agreed with Buckinghamshire Council. The access should be off Gawcott Road. A transport assessment will be required to demonstrate access and impact are acceptable and achievable by all modes of transport e. At the planning application stage, a site-specific flood risk assessment and surface water drainage strategy will be required. Any development must have consideration for its impact on the Buckingham and River Ouzel IDB drainage district and be aware of its byelaws. Detailed modelling will be required to confirm the 1 in 20, 100 and 1,000 year extents and 1 in 100 year plus climate change extents on the ordinary watercourse through the centre of the site. Other sources of flooding, particularly surface water flow routes, should be considered as part of a site-specific flood risk assessment. Development proposals must meet the 'Guidance for site design and making development safe' in the SFRA Level 2 f. Drainage designs should 'design for exceedance' and accommodate existing surface water flood routes e.g. from Gawcott Fields. g. An assessment of sewerage capacity and water supply network will be required in consultation with Anglian Water. The water supply network is likely to require an upgrade by Anglian Water to serve the level of growth on the site. The Buckingham Wastewater Treatment Works needs upgrading and the delivery of the site will need to be aligned with investment in Anglian Water's Asset Management Plan. h. A financial contribution will be required towards funding appropriate elements of the Buckingham Transport Strategy.

Land north of Aylesbury Road and rear of Great Stone House

a. Provision of at least 8 dwellings at a density that takes account of the adjacent settlement character and identity b. The site will be designed using a landscape-led approach c. The site will be developed in accordance with the 'Defining the special qualities of local landscape designations in Aylesbury Vale District' report (March 2016) d. The development will limit built form towards the Aylesbury Road frontage e. The existing trees and hedgerows should be retained except where access vision splays are required f. The development will be designed in a way that respects the Cuddington conservation area g. The site should be accessed via Aylesbury Road with the provision of pedestrian and cycle linkages into the village.

Dadbrook Farm

a. Provision of at least 15 dwellings at a density that takes account of the adjacent settlement character and identity b. The site will be designed using a landscape-led approach c. The site will be developed in accordance with the 'Defining the special qualities of local landscape designations in Aylesbury Vale District' report (March 2016) d. The development will limit built form to the north of the site, with no built form extending south and south-east of the fence line e. The existing trees and hedgerows should be retained f. The development will be designed in a way that conserves heritage assets g. The site should be accessed via Dadbrook with the provision of pedestrian and cycle linkages through the site and into the village.

Land north of Rosemary Lane

a. Provision of at least 273 dwellings at a density that takes account of the adjacent settlement character and identity, with lower density housing on the boundary with the adjacent countryside to the north-west b. The development shall be based on a design code to be prepared for the site because it is a large strategic site in a sensitive location on the edge of the settlement and it will become the first part of Haddenham experienced when approaching from Churchway c. The site will be designed using a landscape-led approach. The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) to be submitted and agreed by the council. A landscape mitigation scheme will be required on the north-western boundaries of the site that reduces wider landscape and visual impact d. The development will limit built form with no development beyond where the land rises to the north-west of the site, following a similar line of built form to that in the approved scheme on the adjacent airfield site e. The existing trees and hedgerows should be retained f. Landscape buffer to be provided between the existing dwellings and the new development, and on the new settlement boundary that will be created along the north-western edge of the development to provide a soft edge to the adjacent countryside g. The development will be designed in a way that conserves or enhances heritage assets and their settings, in particular the adjoining conservation area and the listed buildings adjacent to the site h. The site should be accessed via Churchway with the retention of the existing footpaths and further provision of pedestrian and cycle linkages through the site and into the village including along Churchway, to the train station and with connections with the adjoining approved airfield development (site HAD005 on the VALP Policies Map) i. The development should be in compliance with the relevant policies set out in the Haddenham Neighbourhood Plan.

RAF Halton

a. Provision of land for at least 1,000 dwellings during this plan period at a density that takes account of the existing curtilage, the scale and massing of the buildings on the site, and that of the adjacent settlement character and identity if appropriate, as well as retaining the openness of the green belt b. Be planned in a manner that responds positively to the best characteristics of the surrounding area using a landscape-led approach, taking account of the character and setting of the Chilterns AONB c. Provision of junction improvements onto the B4009 Upper Icknield Way d. Provision for public transport into Wendover and to surrounding areas

Land off Turnfields

a. Provision of at least 30 dwellings at a density that takes account of the adjacent settlement character and identity b. The site will be designed using a landscape-led approach. The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) and inform preparation of a layout and landscape scheme to provide landscape mitigation enhancements c. The development must provide a satisfactory vehicular access, visibility and parking to be agreed with Buckinghamshire Council following submission of a transport assessment and transport statement to the council. Pedestrian links to local facilities may need to be improved d. An ecological management plan shall be submitted to the council and approved as part of a planning application setting out the biodiversity value on the site and a mitigation strategy with the aim of the scheme delivering a net biodiversity gain for the loss of any value on the site e. An assessment of sewerage capacity and water resources and water supply will be required in consultation with Thames Water. Upgrades may be required and form part of the Thames Water Asset Management Plan.

Land east of Walnut Drive and west of Foscote Road

a. Provision of at least 170 dwellings at a density that takes account of the adjacent settlement character and identity and the edge of countryside location b. The site will be designed using a landscape-led approach The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) and a landscape scheme with green infrastructure to be approved by the council c. A new means of access to Foscote Road and Walnut Drive, including satisfactory visibility splays to Foscote Road, a scheme for parking, garaging, manoeuvring and a cycling and walking strategy must be agreed by the council setting out necessary highways improvements including triggers associated with the progress of the development d. Ensure the public footpath (MMT/2/1) connecting the development with Maids Moreton's school, village hall, pub, bus stops and other services is in a suitable condition to safely and conveniently accommodate increased pedestrian and cycle traffic within a residential setting e. An updated assessment of wastewater treatment works capacity needs to be carried out, working with Anglian Water, to identify the need for infrastructure upgrades and how and when these will be carried out to inform site delivery. Furthermore, development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, has been submitted to and approved in writing by the Local Planning authority f. An ecological management plan shall be submitted to the council and approved as part of a planning application setting out the biodiversity value on the site and a mitigation strategy with the aim of the scheme delivering a net biodiversity gain for the loss of any value on the site g. No development shall take place until an applicant, or their agents or successors in title, have secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the planning authority h. Outdoor playing space (OPS) and equipped play facilities should be provided on site. Both Appendix 2 of the former AVDC Supplementary Planning Guidance for Sport & Leisure Facilities and Appendix 1 of its companion document the Ready Reckoner detail the level of provision required per settlement size. As the 2017 'Open Space, Sports and Recreation Needs for Aylesbury Vale' audit shows there is a lack of a suitably sized central public open space as well as no neighbourhood equipped area of play (NEAP) in Maids Moreton, meaning there is a requirement to provide such facilities (in addition to a local equipped area of play (LEAP)) on site in order to make this proposal acceptable in recreation terms. This open green space will also provide an alternative to Foxcote Reservoir and Wood SSSI and help avoid recreational impacts on the designated site i. A good mix of affordable property types and sizes reflective of the overall housing mix whilst taking in to account the local needs of Aylesbury Vale. There is currently a greater need for two bedroom 4 person and three bedroom five of six person houses, slightly less for one-bed two person and four-bed seven or eight person. Houses are generally preferred over flats j. A tenure mix of 75% rented and 25% shared ownership for the affordable dwellings would be required and two or three bed houses are preferred over flats for shared ownership k. Clusters of affordable housing must not exceed our 15 unit maximum for houses and 18 maximum for flats l. Affordable units should be built to National Affordable Housing Programme requirements and should not be distinguishable from market housing in terms of overall design details, build quality and materials. No more than 50% of the private units are to be completed until the affordable units have been completed m. The council works in partnership with registered providers in Aylesbury Vale and can supply details of these to support the delivery of the affordable homes. n. A financial contribution will be required towards funding appropriate elements of the Buckingham Transport Strategy

Land south of Whaddon Road and west of Lower Rd, Newton Longville

a. The site will make provision for at least 17 dwellings at a density that takes account of the adjacent settlement character b. The site should be accessed via Whaddon Road and be accompanied by a design and access statement c. The site will need to provide for a footpath extension from the site access to Longueville Hall and access to Hammond Park d. A transport statement will be required to assess the developments impact on the highway and where necessary public transportation network e. An assessment of sewerage capacity and/or water supply will be required in consultation with Thames Water f. The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) g. Any proposed development should be expected to provide a buffer to address all boundaries.

Land south west of 62 Station Road, Quainton

a. Provision of at least 13 dwellings at a density that takes account of the adjacent settlement character and identity b. The site will be designed using a landscape-led approach c. The site should be accessed off Station Road d. The development must provide pedestrian and cycle routes to key destinations in the village including bus stops, the school and the village centre. Appropriate crossing points for key routes must be provided. Cycle parking at bus stops should be provided due to walking distance e. As 26% of the site is vulnerable to surface water flooding, as identified in the Level 2 SFRA carried out for this site. A site-specific flood risk assessment and surface water drainage strategy are required. to ensure that the development does not increase flood risk elsewhere and takes the opportunity to reduce flood risk for houses across Station Road f. Surface water modelling should be undertaken to define the level of surface water and the risk areas/flow paths. Climate change should be modelled using the +-40% allowance for rainfall intensity. Development proposals must comply with the SFRA Level 2 Guidance for site design and making development safe. Drainage designs should 'design for exceedance' and accommodate existing surface water flow routes water flow routes, with development located outside of surface water flood risk areas g. An ecological management plan (EMP) shall be submitted to the council and approved. Development contributing to the connectivity of the Bernwood forest habitat and the conservation and maintenance of habitat for Bernwood species will be supported.

Land adjacent to Station Road, Quainton

a. Provision of at least 24 dwellings at a density that takes account of the adjacent settlement character and identity b. The site will be designed using a landscape-led approach c. The site should be accessed off Station Road d. The development must provide pedestrian and cycle routes to key destinations in the village including bus stops, the school and the village centre. Appropriate crossing points for key routes must be provided. Cycle parking at bus stops should be provided due to walking distance. e. An ecological management plan (EMP) shall be submitted to the council and approved. Development contributing to the connectivity of the Bernwood forest habitat and the conservation and maintenance of habitat for Bernwood species will be supported.

RAF Halton Strategic Site Allocation

Provision of land for at least 1,000 dwellings during this plan period at a density that takes account of the existing curtilage, the scale and massing of the buildings on the site, and that of the adjacent settlement character and identity if appropriate, as well as retaining the openness of the green belt. Be planned in a manner that responds positively to the best characteristics of the surrounding area using a landscape-led approach, taking account of the character and setting of the Chilterns AONB. Provision of junction improvements onto the B4009 Upper Icknield Way. Provision for public transport into Wendover and to surrounding areas. Establishment of and safeguarding for a network of cycling and walking links to and from Aylesbury Town and to the wider area. Provision of 50% green infrastructure, to reflect the high level of open space already present on the site including green corridors, to link to other new development areas and the wider countryside. Provision of land, buildings and car parking for a combined primary school including playing field provision. Provision of land, buildings and car parking for a new local centre including community hall. The conservation and enhancement of heritage assets and their settings whilst ensuring viable uses consistent with their conservation. The retention of existing sports facilities as part of a long-term strategy for sport and recreation to serve new residents and the existing community.

Land south of Creslow Way, Stone

Provision of at least 26 dwellings at a density that takes account of the adjacent settlement character and identity. The site will be designed using a landscape-led approach. The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) and inform preparation of a layout and landscape scheme to provide landscape mitigation enhancements and green infrastructure. The scheme needs to retain the hedge and mature trees on the site. The scheme layout has regard to the findings of an archaeological investigation and preserves in situ any remains of more than local importance. Contribution to Haddenham to Aylesbury cycle route. The development must provide a satisfactory vehicular access to be agreed with Buckinghamshire Council. A surface water drainage strategy will be required (4% of the site is vulnerable to a 1 in 1,000 year surface water flood – SFRA Level 1). An assessment of sewerage capacity and water resources and water supply will be required in consultation with Thames Water.

Shenley Park

a. The site will make provision for at least 1,150 dwellings at a density that respects the adjacent settlement character and identity. To ensure that strong place shaping, community safety and sustainability principles are embedded throughout, creating a socially diverse place with a mix of dwelling types and tenure mix including a minimum of 25% affordable housing 'pepper‐potted' throughout the site b. Provision of 110 bed care home/extra care facility c. Provision of land, buildings and car parking for a 2FE primary school (capacity 420) with 52 place nursery. Infrastructure will need to be provided and phased alongside development, the details of which will be agreed through developer contribution agreements. d. Subject to detailed discussions and agreement with the Education Authority, a financial contribution towards existing secondary schools will be required or provision of a site for a new secondary school if the need for an on site facility is proven; and a financial contribution to special needs education e. Provision of land, buildings and car parking for new local centre including community hall and a contribution towards or delivery of a healthcare facility either by way of site provision or direct funding (including temporary buildings if necessary). To create a sustainable community providing a mix of uses to ensure that housing development is accompanied by infrastructure services and facilities f. The site will be designed using a landscape-led and green infrastructure approach. The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) that integrates the site into the landscape and the existing network of green infrastructure within Milton Keynes and Buckinghamshire. It will provide a long term defensible boundary to the western edge of Milton Keynes. This recognises that whilst being located totally within Aylesbury Vale, the development will use some facilities in Milton Keynes, given its proximity. Milton Keynes also provides an access point into the site g. Conserve the setting of Whaddon village and Conservation Area by creating a substantial, well designed and managed countryside buffer (not formal open space) and enhanced Briary Plantation woodland belt between the development and the village of Whaddon h. Create high quality walking and cycling links to and from Whaddon, Bletchley and Milton Keynes as an integral part of the development and shall include an extension of the Tattenhoe Valley Park into the site i. An ecological management plan shall be submitted to and approved in writing by the Council, covering tree planting, hedge planting, pond creation, and ongoing management of the site j. Existing vegetation should be retained where practicable, including existing woodlands and hedgerows. Specific attention should be made to enhancing Briary Plantation, Bottlehouse Plantation and other significant blocks of woodlands/hedgerows within or on the edge of the site k. Hard and soft landscaping scheme will be required to be submitted for approval l. Archaeological assessment and evaluation shall be required to be submitted to the Council. Development must minimise impacts on the Statutory Ancient Monument of Site of Snelshall Monastery on the northern boundary of the site m. The scheme layout shall have regard to the findings of an archaeological investigation and preserves in situ any remains of more than local importance n. The development must provide a satisfactory vehicular access from the A421 Buckingham Road o. More detailed traffic modelling will be required to inform on the extent and design of off site highway works and to determine whether the section of A421 between the Bottledump roundabout and the site access roundabout needs to be dualled. The scope and design of any detailed traffic modelling must be agreed by Buckinghamshire Council as the highway authority, in consultation with the Milton Keynes highway authority. p. Provide for a Link Road connection through the site to Grid Road H6 Childs Way and or H7 Chaffron Way, which shall include: A Redway providing direct connection through the site to the existing Redway Network. A public transport route to incorporate Mass Rapid Transit through the site to Grid Road H6 Childs Way and or H7 Chaffron Way q. Existing public rights of way need to be retained, enhanced and integrated into the development with safe and secure environments as part of a wider network of sustainable routes (utilising amongst others the Redway and Sustrans network), to directly and appropriately link the site with surrounding communities and facilities including the extension of bridleways into the site (Bridleway WHA12/2 and Shenley Brook End Bridleway 006) to Redway Standard r. Provision of public transport service improvements and associated new facilities into Milton Keynes, including new or improved links to Bletchley railway station, and to surrounding areas s. An air quality and noise assessment shall be submitted to and approved in writing by the Council prior to development commencing t. A surface water drainage strategy will be required for the site, based on sustainable drainage principles and an assessment submitted to the Council for approval and should ensure that development does not increase flood risk elsewhere. The strategy will create new green infrastructure corridors along major surface flowpaths. Development on this site, which would drain into the management area for the Loughton Brook, will seek to reduce flood risk downstream on the Loughton Brook u. Detailed modelling will be required to confirm 1 in 20, 100 and 1,000 year extents and 1 in a 100 year plus climate change extents on the ordinary watercourse. Climate change modelling should be undertaken using the up-to-date Environment Agency guidance for the type of development and level of risk. The impact of culvert blockage should be considered for the modelled watercourse. The impacts of climate change must be taken into account in designing the site's SuDs and in any other flood mitigation measures proposed v. A foul water strategy is required to be submitted to and approved in writing by the Council following consultation with the water and sewerage undertaker. w. An updated assessment of sewerage capacity and water supply network shall be carried out, working with Anglian Water, to identify the need for infrastructure upgrades and how and when these will be carried out to inform site delivery. x. The road access to the A421 will be designed to avoid areas of flood zone 3a with climate change and remain operational and safe for users in times of flood

Holt's Field, Whitchurch

a. Provision of at least 22 dwellings at a density that takes account of the adjacent settlement character and identity b. The site will be designed using a landscape-led approach c. The site will be developed in accordance with the 'Defining the special qualities of local landscape designations in Aylesbury Vale District' report (March 2016) d. The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) e. Existing trees and hedgerows should be retained f. Landscape buffer to be provided on the north-eastern boundary to minimise impact on the surrounding area g. The site should be accessed via Newman Close with the provision of pedestrian and cycle linkages through the site and into Whitchurch h. An assessment of sewerage capacity needs to be carried to identify the need for infrastructure upgrades and how and when these will be carried out.

Land to east of B4033, Great Horwood Road

Provision of at least 315 dwellings at a density that takes account of the adjacent settlement character and identity. The development shall be based on a design code to be prepared for the site because it is a large strategic site in a sensitive location on the edge of the settlement and will create a new residential edge to the settlement. The design code should ensure local distinctiveness is reflected in the development, which is the aim of policy 5 in the Winslow Neighbourhood Plan. The site will be designed using a landscape-led approach. The development design and layout will be informed by a full detailed landscape and visual impact assessment (LVIA) to be submitted and agreed by the council. The built form of the development will be limited to areas outside of those shown on the VALP Policies Map as 'Not built development'. The existing trees, hedgerows and ponds should be retained or if necessary replanted and where possible integrated into the green infrastructure provision. There should be an ecological buffer provided along the watercourse to the north of the site. A landscape buffer to be provided along the Great Horwood Road to protect the rural character of the village as well as on the new settlement edge that will be created along the north-eastern edge of the development to provide a transition to the adjacent countryside. The site should be accessed via the Great Horwood Road with the provision of pedestrian and cycle linkages through the site, connecting into the new Winslow to Buckingham cycle path (in line with Policy 8 in the Winslow Neighbourhood Plan), and into the town, to the station and school. Development should also maximise opportunities to get multiple pedestrian and cycle linkages between the site and the existing built-up area to ensure the communities become integrated and to reduce the hard barrier of the railway line. The development must provide improvements to the A413 and the junction with the Great Horwood Road. It should be provided with a bus service, in line with Policy 9 of the Winslow Neighbourhood Plan. The development should be in compliance with the relevant policies set out in the Winslow Neighbourhood Plan. All development within the Buckingham and River Ouzel Internal Drainage Board (IDB) area must observe the IDB Byelaws. Detailed modelling will be required to confirm flood zone and climate change extents. The Environment Agency and lead local flood authority should be consulted to obtain the latest hydraulic modelling information for the site at the time of the flood risk assessment. They will advise as to whether existing detailed models need to be updated. The impact of blockage of structures on flood risk should also be modelled. The development should be designed using a sequential approach. Flood Zones 2 and 3 and 3a plus climate change (subject to detailed flood risk assessment) should be preserved as green space with built development restricted to Flood Zone 1.

Delivering Aylesbury Garden Town

Aylesbury Garden Town is the focus for the majority of Aylesbury Vale's growth. It should develop in accordance with the vision for Aylesbury Garden Town set out above and deliver key infrastructure requirements (in accordance with Policy S5). Aylesbury will deliver at least 16,207 new homes. Taking account of commitments and completions, 3,282 homes are allocated at Aylesbury in the Plan. The Policies Map allocates the following major sites for development: South Aylesbury (D-AGT1), South west Aylesbury (D-AGT2), Aylesbury north of A41 (D-AGT3), Aylesbury south of A41 (D-AGT4), Berryfields, Aylesbury (D-AGT5), Kingsbrook, Aylesbury (D-AGT6). The following smaller sites are also allocated: Ardenham Lane, Aylesbury (D-AYL032), Land at Thame Road/Leach Road, Aylesbury (D-AYL073), Post Office Sorting Office Cambridge Street (D-AYL052), Land at the Junction of Buckingham Street & New Street (D-AYL059), Hampden House (D-AYL063), Land North of Manor Hospital (D-AYL068), Rabans Lane (D-AYL115). Provision will be made for employment within the enterprise zones and at identified employment sites across the town in line with Policy E1 and allocations AGT3, AGT4, AGT5 and AGT6. To comply with policy T1 Delivering The Sustainable Transport Vision, all development in Aylesbury Garden Town should make a significant contribution to meeting the Aylesbury Transport Strategy. To complement housing and employment provision, developments in the town centre will contribute to consolidating and enhancing its role as set out in policy D8. The design and delivery of development within Aylesbury Garden Town should adhere to the following principles: a. To create distinctive, inclusive sustainable, high quality, successful new communities which support and enhance existing communities within the town and neighbouring villages with the highest quality, planning, design and management of the built and public realm. This will ensure that new garden communities and development within the Garden Town is distinctive, creates a local identity, enhances local assets and establishes environments that promote health, happiness and well-being. The Aylesbury Garden Town design principles detailed design guidance will be set out within the overarching Aylesbury Vale Design SPD. b. Ensuring the right infrastructure is provided at the right time, ahead of or in tandem with the development that it supports, to address the impacts of new garden communities and to meet the needs of residents and the town's changing demographics (in accordance with Policy S5 and the Infrastructure Delivery Plan). The AGT Framework and Infrastructure SPD will set out in detail when infrastructure is required and how it will be delivered and funded. c. Community and stakeholder engagement is embedded within the design and delivery of the Garden Town from the outset. The stakeholder and engagement strategy for the Garden Town will need to be taken into account and long-term community engagement planned for. d. Development will be delivered to provide a truly balanced, inclusive and accessible community that meet the needs of local people, including the mix of dwellings sizes, tenures and types including provision for custom and self build and for an ageing population (in line with policies H5 and H6a, b and c); the Garden Town will also deliver housing for those most in need through delivery of a minimum of 25% affordable housing (in line with policy H1). e. Providing and promoting opportunities for local employment for new and existing residents, both within and alongside new garden communities, to support and enhance the overall economic viability of Aylesbury Garden Town (in line with policies E1, E2, E3, E4 and E5). f. Promote and encourage sustainable travel choices through integrated, forward looking and accessible transport options which support economic prosperity and wellbeing for residents. Travel plans will be required to increase walking, cycling and the promotion of public transport routes connecting new garden communities to the town and beyond. New development should be planned around a user hierarchy that places pedestrians and cyclists at the top. Consideration should also be given to delivering electric vehicle infrastructure in new development and disability discrimination requirements. Policies T1, T2, T3, T4, T6, T7 and T8 should be taken into account. g. New garden communities should be designed to be easily accessible and maximise opportunities to integrate with existing communities to create healthy sociable, vibrant and walkable neighbourhoods with equality of access for all to a range of community service and facilities including health/wellbeing, education, retail, culture, community meeting spaces, multifunctional open space, sports and leisure facilities and well connected to public transport. Policies I2 and I3 should be taken into account. The Aylesbury Garden Town Framework and Infrastructure supplementary planning document (SPD) will be developed as required to set out clear and detailed advice for place-making. h. Creation of distinctive environments which seek to achieve a minimum of 50% land within the proposed garden communities as local and strategic multi functional green infrastructure which should be designed as multifunctional, accessible, and maximise benefits for wildlife, recreation and water management. This will include land required to mitigate the ecological and flood risk impacts of development. As part of the masterplan for allocated sites, areas of Best and Most Versatile Agricultural Land will be preferred to be used for green infrastructure. Management regimes should be developed in tandem with the detailed development of GI for each of the garden communities. Policies I1, I2, I3, I4, I5, I6, NE1, NE2, NE3 and NE4 should be taken into account. A site-specific Masterplan SPD will be developed for AGT1 Aylesbury South in order to set out clear and detailed advice for place-making. i. Establishing opportunities for appropriate and sustainable governance and stewardship arrangement for community assets including green space, public realm, community and other relevant facilities. Such arrangements should be funded by developments and include community representation. j. New garden communities should be designed to be resilient places that allow for changing demographics, future growth and the impacts of climate change by anticipating opportunities for technological change including renewable energy measures and 5G.

Housing in Aylesbury town centre

The council will support proposals for residential development in Aylesbury town centre that are consistent with the above vision and aims, in the following locations: a. use of upper floors above shops b. conversion of vacant or underused employment buildings c. as subsidiary parts of (re)development and other mixed use developments provided that this is of an appropriate scale and is in accordance with other policies in this Plan

Gypsy, Traveller and Travelling Showpeople sites

Proposals for Gypsy, Traveller and Travelling Showpeople sites or Gypsy and Traveller park home sites will be supported where it can be demonstrated that there is an identified need, taking into account existing local provision and the availability of alternative sites, and the following criteria have been met: a. It has reasonable access to existing local services and facilities (including shops, schools, healthcare and public transport). Sites should either be within or close to existing sustainable settlements or with good access to classified roads and/or public transport b. Have safe and convenient vehicular access without giving rise to adverse impacts on highway safety c. Be able to achieve a reasonable level of visual and acoustic privacy for both people living on the site and those living nearby d. Not have a significantly adverse impact on environmental assets such as the countryside, landscapes, the historic environment, biodiversity, watercourses (including an ecological buffer zone), open space and green infrastructure e. The size and scale of the site and the number of caravans stationed is appropriate to the size and density of the local settled community, and does not dominate the nearest settled community f. The site should not be located where there is a risk of flooding or be affected by environmental hazards that may affect residents' health or welfare g. The site must be capable of being adequately serviced by drinking water, utilities and sewerage disposal facilities h. Sites should remain small in scale – no more normally than 15 pitches on any one site i. Sites should be suitably designed and the layout include enough space to accommodate the proposed number of caravans, landscaping, vehicles and ancillary work areas as appropriate. j. In the case of Travelling Showpeople, proposals will be also be assessed, taking into account the needs for mixed use yards and the nature and scale of the Showpeople's business in terms of land required for storage and/or the exercising of animals. Sites in the Green Belt will not be permitted unless other locations have been considered and only then where very special circumstances can be demonstrated.

Delivering site allocations in the rest of Aylesbury Vale

The rest of Aylesbury Vale outside of the Garden Town, including the windfall allowance, will deliver 13,927 new homes. The Policies Map allocates the following major sites in the strategic settlements and in North East Aylesbury Vale for development: D-NLV001 Land south of the A421 and east of Whaddon Road, Newton Longville D-WHA001 Shenley Park, Whaddon D-BUC043 Land west of AVDLP allocation BU1 Moreton Road, Buckingham D-BUC046 Land off Osier Way (south of A421 and east of Gawcott Road), Buckingham D-HAD007 Land north of Rosemary Lane, Haddenham D-HAL003 RAF Halton D-WIN001 Land to east of B4033, Great Horwood Road, Winslow The following sites are also allocated in large and medium villages: D-STO008 Land south of Creslow Way, Stone D-WHI009 Holt's Field, Whitchurch D-CDN001 Land North of Aylesbury Road and rear of Great Stone House, Cuddington D-CDN003 Dadbrook Farm, Cuddington D-ICK004 Land off Turnfields, Ickford D-MMO006 Land east of Walnut Drive and west of Foscote Road, Maids Moreton D-NLV005 Land south of Whaddon Road and west of Lower Rd, Newton Longville D-QUA001 Land south west of 62 Station Road, Quainton D-QUA0014-016 Land adjacent to Station Road, Quainton The design and delivery of development at allocations in the rest of Aylesbury Vale should adhere to the site specific allocation policies and other policies in the Plan.

Proposals for non-allocated sites at strategic settlements, larger villages and medium villages

1. Small scale development and infilling Development proposals in strategic settlements, larger and medium villages that are not allocated in this plan or in a made neighbourhood plan will be restricted to small scale areas of land within the built-up areas of settlements. Subject to other policies in the Plan, permission will be granted for development comprising: a. infilling of small gaps in developed frontages in keeping with the scale and spacing of nearby dwellings and the character of the surroundings, or b. development that consolidates existing settlement patterns without harming important settlement characteristics, and does not comprise partial development of a larger site 2. Larger scale development Exceptionally further development beyond allocated sites and small-scale development as set out in criteria a) or b) above will only be permitted where the council's monitoring of housing delivery across Aylesbury Vale shows that the allocated sites are not being delivered at the anticipated rate. Proposals will need to be accompanied by evidence demonstrating how the site can be delivered in a timely manner. The proposal must contribute to the sustainability of that settlement, be in accordance with all applicable policies in the Plan, and fulfil all of the following criteria: c. be located within or adjacent to the existing developed footprint of the settlement except where there is a made neighbourhood plan which defines a settlement or development boundary, where the site should be located entirely within that settlement boundary d. not lead to coalescence with any neighbouring settlement e. be of a scale and in a location that is in keeping with the existing form of the settlement, and not adversely affect its character and appearance f. respect and retain natural boundaries and features such as trees, hedgerows, embankments and drainage ditches g. not have any adverse impact on environmental assets such as landscape, historic environment, biodiversity, waterways, open space and green infrastructure, and h. provide appropriate infrastructure provision such as waste water drainage and highways.

Housing development at smaller villages

Where there is no made neighbourhood plan in place, new housing development at smaller villages will be supported where it contributes to the sustainability of that village and is in accordance with all applicable policies in the Local Plan, provided that the proposed development fulfils all of the following criteria: a. is located within the existing developed footprint of the village or is substantially enclosed by existing built development b. would not lead to coalescence with any neighbouring settlement c. is of a small scale (normally five dwellings or fewer) (net) and in a location that is in keeping with the existing form of the settlement and would not adversely affect its character and appearance d. respects and retains natural boundaries and features such as trees, hedgerows, embankments and drainage ditches e. would not have any significant adverse impact on environmental assets such as landscape, historic environment, biodiversity, waterways, open space and green infrastructure, and f. can be served by existing infrastructure

Housing at other settlements

In other settlements, where there is no neighbourhood plan in place, permission for the construction of new homes will only be granted for infilling of small gaps in developed frontages with one or two homes in keeping with the scale and spacing of nearby homes, and for the replacement of existing homes in their original curtilage, where there would be no adverse effect on the character of the countryside or other planning interests, subject to other policies in the Local Plan.

Affordable housing

Residential developments of 11 or more dwellings gross or sites of 0.3ha or more will be required to provide a minimum of 25% affordable homes on site. In addition: a. The type, size, tenure and location of affordable housing will be agreed with the council, taking account of the council's most up-to-date evidence on housing need and any available evidence regarding local market conditions. b. Where an applicant advises that a proposal is unviable in the light of the above policy requirement, other policy requirements, specific site characteristics and other financial factors, an independently assessed* open book financial appraisal of the development should be provided by the applicant c. Exceptionally affordable housing provision may be provided off-site or a financial contribution made in lieu of such provision. This will need to be justified as an exception to normal policy as part of the planning application. d. Where a site forms part of a larger site of a size which is capable of being developed, the affordable housing requirements will be applied on a cumulative basis. e. The affordable homes will be expected to be integrated throughout the development site in accordance with the adopted Supplementary Planning Document. f. Where the affordable housing policy would result in a requirement that more than half of an affordable home should be provided, the calculation will be rounded upwards and where it would be less than 0.5 a financial contribution of equivalent value may be sought. Further details regarding the implementation of this policy will be provided in the Affordable Housing SPD. *the independent consultant who will assess the financial appraisal will be chosen by the council.

Rural exception sites

In rural areas, small‐scale developments for affordable housing may exceptionally be permitted, provided that the proposal meets the following criteria: a. the number, mix, and design of dwellings is appropriate to meet local housing needs established through a housing need survey b. it is located on a site within or adjoining the existing developed footprint of the settlement* c. developments must be appropriate in scale, design and character to the locality, and d. dwellings permitted in accordance with this policy will be reserved in perpetuity for those in affordable local need with a valid local connection by planning obligation or conditions Cross-subsidy Where an independently assessed open book viability assessment can demonstrate that 100% affordable housing cannot be delivered on an exception site, the council may agree to a proportion of some market homes within the site, if they meet the above criteria as well as the criteria below: e. the viability assessment must show that the scale of the market housing component is essential for the delivery of the rural exception affordable housing scheme and that it is based on rural exception site land values and must not include any profit, and f. the majority of the development must be for rural exception affordable housing. *the existing developed footprint is defined as 'the continuous built form of the settlement, and excludes individual buildings and groups of dispersed buildings, agricultural buildings and associated land on the edge of the settlement and gardens, paddocks and other undeveloped land within the curtilage of buildings on the edge of the settlement where the land relates more to the surrounding countryside than to the built-up area of the settlement'.

Rural workers dwellings

Requirements for all rural workers' dwellings All new dwellings for an agricultural, forestry or rural worker will only be permitted if all of the following criteria are met: a. The need relates to a full-time worker (someone employed to work solely or mainly in the relevant occupation) and does not relate to a part-time requirement b. There is a functional need for a worker to live at, or in the immediate vicinity of, their place of work (considering the requirements of the activities, operations and security of the enterprise and not personal preferences or circumstances). For a temporary dwelling, the need is essential to support a new rural business activity and for a permanent dwelling, there is an essential existing functional need. By itself, the protection of livestock from theft or injury by intruders does not establish need, nor do requirements arising from food processing or agricultural contracting, and nor does a retirement home for a former farmer. Conventional methods of forestry management are unlikely to give rise to an essential functional need. c. The functional need could not be fulfilled by any other means. For example, applicants will need to demonstrate why agricultural, forestry or other essential rural workers could not live in nearby towns or villages, or make use of accommodation already existing on the farm, area of forestry or business unit. Where applicable, the council will take into account the Town and Country Planning (General Permitted Development)(England) Order 2015 Schedule 2 Part 3 Class Q for changes of use from agricultural buildings to dwellings. d. It is sited so as to meet the identified functional need and is related to existing farm, forestry or rural business buildings, or other dwellings where these exist on or adjacent to the unit for which the functional need has been established. e. Suitable accommodation has not been sold separately from the land within the last five years, including that which might have been converted Temporary rural workers' dwellings The council will not normally give temporary permission in a location where a permanent dwelling would not be permitted. New temporary dwellings for an agricultural, forestry or rural worker will only be permitted if all of the following additional criteria are also met: f. The future economic viability of the enterprise to which the proposed dwelling relates can be demonstrated by a sound business plan. This should demonstrate that the proposed enterprise has been planned on a sound financial basis with a reasonable prospect of delivering a sustainable profit before or by the expiry of the temporary period that the proposal seeks to secure. g. it takes the form of a caravan, a wooden structure, or other temporary accommodation of the minimum size required to support the proposed new rural business activity. The council will not normally grant extensions to a temporary permission over a period of more than three years. If permission for a permanent building is subsequently sought, the merits of the proposal will be assessed against the criteria in this policy relating to permanent occupational dwellings in the countryside. Permanent rural workers' dwellings New permanent dwellings for an agricultural, forestry or rural worker will only be permitted if all of the following additional criteria are also met: h. The economic viability of the enterprise to which the proposed dwelling relates can be demonstrated by satisfying the 'financial test' applied by the council. This should demonstrate that the enterprise to which the application relates: i. has been established for a continuous period of at least the previous three years and in the case of an enterprise consisting of more than one activity, those three years shall apply to the latest activity relating to the application ii. has been profitable (in a realistic sense, taking account of the nature of the enterprise) for at least one of those three years and iii. is financially sound on that date and has a clear prospect of remaining so i. Agricultural, forestry or other occupational dwellings should be commensurate in size to the established functional requirement. In determining the appropriate size of a dwelling, the council will consider the requirements of the enterprise rather than those of the owner or occupier. New dwellings must be of the minimum size and an appropriate design commensurate with the established functional requirement and reflective of the enterprise's financial projections unless robustly justified. The council will not permit dwellings that are: i. unusually large in relation to the agricultural, forestry or rural business needs of the unit, with net useable floor space not normally larger than 180 sqm for the initial dwelling and 120 sqm for each dwelling thereafter. This threshold excludes garaging but including associated offices such as a farm office. Or ii. unusually expensive to construct in relation to the income the unit can sustain in the long term. Permitted Development Rights may be removed in order to ensure that a dwelling is not subsequently extended to a size which exceeds its functional requirement. Occupancy conditions and removal of conditions Planning permission will be granted subject to a planning condition or S106 protecting its continued use by agricultural, forestry and other rural workers. An agricultural, forestry or rural worker occupancy condition will only be lifted if it can be demonstrated that both of the following criteria are met: j. A suitable sustained attempt has been made to advertise and market the dwelling for sale or rent without any unreasonable restriction and with amenity land proportionate to its size and at a price that reflects the occupancy restriction for a continuous period of at least 12 months or an appropriate period as agreed with the Local Planning Authority. This should be evidenced through relevant documents such as marketing and valuation reports, which have been independently assessed* before submission to the council k. The rural worker dwelling no longer serves a need in connection with the holding to which it relates and there is no agricultural, forestry or rural worker occupational need elsewhere that it could reasonably service, nor is it likely that any such needs will arise in the foreseeable future.

Replacement dwellings in the countryside

The replacement of dwellings within the countryside on a one-for-one basis will normally be supported provided that the replacement dwelling is not significantly greater in size than the one it replaces, does not cause significant harm to the site or its surroundings and accords with the design principles set out in policy BE2.

Self/custom build housing

The plan will expect developments proposing 100 dwellings and above (including partial development(s) of a wider site and the cumulative need for provision) to provide a percentage of serviced plots for sale to self/custom builders. These numbers will be determined on a site-by-site basis dependent on evidence of demand and feasibility, and subject to a legal agreement.

Housing mix

New residential development will be expected to provide a mix of homes to meet current and expected future requirements in the interests of meeting housing need and creating socially mixed and inclusive communities. The housing mix will be negotiated having regard to the council's most up-to-date evidence on housing need, available evidence from developers on local market conditions and shall be in general conformity with the council's latest evidence* and Neighbourhood Development Plan evidence where applicable for the relevant area.

Housing for older people

Class C2 older persons' provision will be met in the following ways: 1. The following sites are allocated for the development of older persons C2 accommodation between 2020 and 2025: Table 15 Older person C2 accommodation allocations Site Site area (ha) Units (approx) i. WIN026 - Winslow Centre for 83 C2 older persons' housing (53 additional units on top of existing neighbourhood plan commitment) as part of wider redevelopment of existing site for community facilities (NB partly on Local Green Space) 2.4 53 ii. WHA001 - Shenley Road, Whaddon (Shenley Park) 55 (1ha for C2) 110 iii. Adjacent to Tesco, Tring Road, Aylesbury 0.5 58 iv. Fremantle Court, Risborough Rd, Stoke Mandeville adjacent to an existing facility providing sustainable transport and a designated nature reserve 4.8 100 v. Mandeville Grange Nursing Home, Wendover Road, Stoke Mandeville reflecting unimplemented permission for 16 bed extension 1 16 vi. Land adj to Martin Dalby Way/Paradise Orchard, Berryfields (19/02210/APP resolution to approve) 0.35 60 vii. Bartletts Residential Home, Peverel Court, Portway Road, Stone - providing 12 extra beds at the existing facility 1 12 viii. Land north of Aston Clinton Road, Weston Turville (care home) increasing provision on permitted site from 80 to 85 beds 1.3 5 Total 12.35 414 2. The following broad locations are identified as containing suitable sites for the provision of C2 accommodation for older people between 2025 and 2033: a. Aylesbury town centre e.g. former HSBC bank, Walton Grove b. Aylesbury key employment sites e.g. Gatehouse Employment Area, Gatehouse Way c. Aylesbury other employment sites e.g. adjacent to Berryfields Neighbourhood Centre d. Suitable housing or employment sites identified in the HELAA 3. Proposals for C2 older people accommodation will be granted permission provided the following criteria are met: a. The proposal is in a sustainable location for amenities and services b. There is an identified package of care provision on site c. Minimum Clinical Commissioning Group inspected space standards are met or exceeded d. Facilities for social and recreational activity are provided e. Guest accommodation is provided (unless the proposal is for Extra Care Sheltered accommodation)

Accessibility

All development will be required to meet and maintain high standards of accessibility so all users can use them safely and easily. Development will need to meet at least category 2 accessible and adaptable dwellings standards unless it is unviable to do so which will need to be demonstrated by the applicant and independently assessed. A minimum of 15% of Affordable Housing provided on housing sites will be required to be nominated by the LPA for M4(3) wheelchair accessible housing (dependant on the suitability of the site to accommodate wheelchair users and its proximity to services and facilities and public transport) unless it is unviable to do so which will need to be demonstrated by the applicant and independently assessed. In such cases wheelchair accessible housing means a dwelling which meets the requirements contained in Part M4(3)(1)(a) and (b) and Part M4(3)(2)(b) for wheelchair accessible dwellings as contained in Category 3 – wheelchair user dwellings of Schedule 1 of the Building Regulations 2010 as amended. This policy will continue to apply to the nearest equivalent standards in any future modification to the above Building Regulations Approved Documents.

Spatial strategy for growth

The Vale of Aylesbury Local Plan will make provision for the delivery of the following in the period to 2033: A total of at least 28,600 new homes in accordance with the spatial distribution set out below and in Table 1. Provision for the identified need of at least 27 hectares of employment land and additional provision of some employment land to contribute to the employment needs of the wider economic market area. Retail convenience floor space of at least 7,337 sqm2 and comparison floor space of at least 29,289 sqm3. Associated infrastructure to support the above. The primary focus of strategic levels of growth and investment will be at Aylesbury, and development at Buckingham, Winslow, Wendover and Haddenham supported by growth at other larger, medium and smaller villages. The strategy also allocates growth at two sites adjacent to Milton Keynes which reflects its status as a strategic settlement immediately adjacent to Aylesbury Vale. The spatial distribution will be as set out below. Strategic growth and investment will be concentrated in sustainable locations as follows: a. Aylesbury Garden Town (comprising Aylesbury town and adjacent parts of surrounding parishes), will grow by 16,207 new homes. It will be planned and developed drawing on Garden City principles which are set out in the Aylesbury Garden Town section, with high quality place-making and urban design principles at the core. This development will seek to support the revitalisation of the town centre. New housing will be delivered through existing commitments, including Berryfields and Kingsbrook, and complemented by other sustainable extensions and smaller scale development within the existing urban area. New homes to support economic growth will be accommodated through the effective use of previously developed land or sustainable greenfield urban fringe sites. These sites will provide or support delivery of identified strategic infrastructure requirements, and sustainable transport enhancements and make connections to strategic green infrastructure and the Vale's enterprise zones. b. Buckingham will accommodate growth of 2,177 new homes. This, growth will enhance the town centre and its function as a market town, and will support sustainable economic growth in the north of Aylesbury Vale. c. Haddenham will accommodate growth of 1,082 new homes. This will be supported by infrastructure and recognise the important role of Haddenham and Thame railway station. d. Winslow will accommodate growth of 870 new homes, linked with the development of East-West Rail and the new railway station in Winslow. e. Wendover will accommodate around 1,142 new homes with 1,000 new homes at Halton Camp which is now confirmed to be closing fully in 2025 recognising the sustainability of Wendover and the railway station. No further growth is allocated at Wendover reflecting the environmental constraints of the surrounding AONB and Green Belt land. f. Land in the north east of Aylesbury Vale will make provision for 3,356 homes on a number of sites. g. At larger villages, listed in Table 2, housing growth of 2,408 will be at a scale in keeping with the local character. This will help meet identified needs for investment in housing and improve the range and type of employment opportunities across Aylesbury Vale. h. At medium villages, listed in Table 2, there will be housing growth of 1,423 at a scale in keeping with the local character and setting. This growth will be encouraged to help meet local housing and employment needs and to support the provision of services to the wider area. i. At smaller villages, listed in Table 2, there will be more limited housing growth coming forward through either 'windfall' applications or neighbourhood plan allocations rather than allocations in this Plan. j. Elsewhere in rural areas, housing development will be strictly limited. This is likely to be incremental infill development and should be principally in line with Policy D5 and other relevant policies in the Plan. Development that does not fit with the scale, distribution or requirements of this policy will not be permitted unless bought forward through neighbourhood planning.

Settlement hierarchy and cohesive development

The scale and distribution of development should accord with the settlement hierarchy set out in Table 2, the site allocation policies that arise from it and the requirements of Policy S1. Other than for specific proposals which accord with policies in the plan to support thriving rural communities and the development of allocations in the Plan, new development in the countryside should be avoided, especially where it would: compromise the character of the countryside between settlements, and result in a negative impact on the identities of neighbouring settlements or communities leading to their coalescence. In considering applications for building 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 further coalescence between settlements.

Gypsy, Traveller and Travelling Showpeople provision

The Gypsy and Traveller and Travelling Showpeople Accommodation Needs Assessment (2017) identifies the potential need for permanent pitches and plots for the period 2016-2033 as: a. 84 (net) additional pitches for travelling or unknown Gypsies and Travellers a. Two (net) additional plots for travelling or unknown Showpeople In order to meet these requirements, and to provide and maintain a five-year supply of deliverable sites allocations will be made as set out in Tables 4 and 6 above. Existing Traveller sites will be safeguarded for Traveller use.

Water resources and Wastewater Infrastructure

The council will seek to improve water quality, ensure adequate water resources, promote sustainability in water use and ensure wastewater collection and treatment has sufficient capacity. Development proposals must meet all the following criteria: Water quality a. Water quality will be maintained and enhanced by avoiding adverse effects of development on the water environment. Development proposals will not be permitted which would adversely affect the water quality of surface or underground water bodies (including rivers, canals, lakes, reservoirs, source protection zones and groundwater aquifers) as a result of directly attributable factors. Water resource availability b. Development will only be permitted where adequate water resources exist, or can be provided without detriment to existing uses. New homes should be built to not exceed the water consumption standard of 110 litres per person per day. Wastewater treatment c. Planning applications must demonstrate that adequate capacity is available or can be provided within the foul sewerage network and at wastewater treatment works in time to serve the development. Phasing d. Where appropriate, phasing of development will be used to enable the relevant water infrastructure to be put in place in time to serve development. Conditions may be used to secure this phasing.

Telecommunications

Telecommunications development will be permitted where: a. It is provided as part of high quality communications infrastructure in new housing and commercial development providing it is future-proofed to industry standards b. Developers have explored the option of providing on-site infrastructure, including ducting to industry standards in any new residential, employment or commercial development for efficient connection to existing networks. If such measures cannot be delivered, the developer will need to submit evidence to justify the reasons why this is the case, whether it be for viability or technical reasons c. It is sited and designed to minimise visual impact and does not have a detrimental visual impact on the character or appearance of the building or the area to which it relates d. It has been adequately demonstrated that the use of alternative sites involving mast sharing and other buildings or structures that provide a less visual impact have been considered, together with any technical considerations and limitations e. It can be clearly demonstrated that the benefits of high masts and large telecommunication structures within the Green Belt, designated Areas of Outstanding Natural Beauty, other areas of landscape importance, areas of ecological interest, conservation areas, listed buildings or other designated heritage assets including within their settings outweighs the harm, and all reasonable alternatives to avoid or mitigate impacts have been considered f. Proposals are, where necessary, to be supported by an appropriate landscaping scheme and appropriate means of camouflage, and g. Mechanisms, such as conditions or planning obligations, will ensure the removal of equipment when it is no longer required.

Infrastructure

All new development must provide appropriate on- and off-site infrastructure (in accordance with the Infrastructure Delivery Plan) in order to: a. avoid placing additional burden on the existing community b. avoid or mitigate adverse social, economic and environmental impacts and c. make good the loss or damage of social, economic and environmental assets. In planning for new development, appropriate regard will be given to existing deficiencies in services and infrastructure provision. Development proposals must demonstrate that these have been taken into account when determining the infrastructure requirements for the new development. Development proposals must provide sufficient bin storage. The provision of infrastructure should be linked directly to the phasing of development to ensure that infrastructure is provided in a timely and comprehensive manner to support new development. Where an applicant advises that a proposal is unviable in light of the infrastructure requirement(s), open book calculations verified by an independent consultant approved by the council will need to be provided by the applicant and be submitted to the council for its consideration.

Equestrian development

General criteria When considering proposals for horse-related development the council will have particular regard to: a. The site being suitable for the keeping of horses and capable of supporting the number of animals proposed, having taken account of the arrangements for site management b. Adequate provision made for the exercising of horses without causing harm to rights of way, other equestrian routes, or other areas such as open land, that will be used for exercise c. Vehicular access to the site and the road network in the vicinity are capable of accommodating horse-related transport in a safe manner d. The impact on land of high agricultural or ecological value, or the fragmentation of farm units and the effect on the viability of farm units e. The environmental effects of the development in terms of noise, smell, light pollution or other disturbances f. The cumulative impacts of equestrian developments in the locality on the character of the countryside, appearance of the surrounding area, maintenance of the open nature and rural character of the land or on highway safety, and g. The scale, construction and appearance of the proposed development including the entrance and boundary treatment should be designed to minimise adverse impact on the immediate locality, landscape character and residential amenity. Private recreation and leisure uses In the case of a new field shelter or stable used for private recreation or leisure use: h. It will be for the exclusive use of the horses that are grazed or kept on site i. It should be of a scale that reflects the number of horses to be kept or grazed on site j. It should be built of material that is capable of being easily removed if the equestrian use ceases, and k. It should be sited, where possible, adjacent to existing buildings or natural features such as trees or hedgerows, be of a design and constructed of such materials as are appropriate to the locality and proposed use, and be landscaped or screened so as to minimise any visual intrusion. Commercial recreation, leisure, training or breeding uses In the case of commercial recreation, leisure, training or breeding enterprises, developments should re-use an existing building or group of buildings in the countryside. An element of new building or buildings may also be permitted alongside the re-use of an existing buildings (or group of buildings), provided that: l. it can be demonstrated that no other building or group of buildings is available that is capable to accommodating the proposed equestrian use, m. the element of new building is the minimum required to accommodate the proposed equestrian use (over and above the requirement to re-use the existing building or group of buildings), n. any new buildings and ancillary facilities would be erected to integrate with the existing building (or group of buildings), and o. be supported by a business plan that shows the proposed enterprise has a sound financial basis Failure of a commercial enterprise The change of use of an existing equestrian commercial site to another use (other than agriculture or forestry) will not be permitted, unless it can be demonstrated that the existing use is not, or cannot be made, viable. Ancillary development In the case of a riding arena or other exercise facility: p. it can be justified in that location and is of a size and scale appropriate to the existing commercial enterprise, or the number of privately kept horses that will use the facility, q. any floodlighting is reasonably necessary and at an appropriate level for the use, and r. it is located close to other buildings on the site and is not visually intrusive in the landscape.

Sustainable development for Aylesbury Vale

All development must comply with the principles of sustainable development set out in the NPPF. In the local context of Aylesbury Vale this means that development proposals and neighbourhood planning documents should: Contribute positively to meeting the vision and strategic objectives for Aylesbury Vale set out above, and fit with the intentions and policies of the VALP (and policies within neighbourhood plans where relevant). Proposals that are in accordance with the development plan will be approved without delay, unless material considerations indicate otherwise. The council will work proactively with applicants to find solutions so that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. a. Where there are no policies relevant to the application then the council will grant permission unless material considerations indicate otherwise – taking into account whether: any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework (2012) taken as a whole, or specific policies in the NPPF (2012) indicate that development should be restricted. b. In assessing development proposals, consideration will be given to: providing a mix of uses, especially employment, to facilitate flexible working practices so minimising the need to travel; delivering strategic infrastructure and other community needs to both new and existing communities; giving priority to the reuse of vacant or underused brownfield land; minimising impacts on local communities; building integrated communities with existing populations; minimising impacts on heritage assets, landscapes and biodiversity; providing high-quality accessibility through the implementation of sustainable modes of travel including public transport, walking and cycling; providing access to facilities including healthcare, education, employment, retail and community facilities; meeting the effects of climate change and flooding.

Monitoring and review

The policies in the Plan will be monitored at least annually to ascertain whether or not they are fulfilling their aims. The Plan will be reviewed, or proposals for alternative sustainable sites considered favourably (subject to compliance with other policies in the Plan), in any of the following circumstances: a. Site allocations, committed sites and windfall sites are not coming forward at the rate anticipated in the housing trajectory, leading to development not being delivered at the rate expected in the Plan b. Evidence established through another local planning authority's Local Plan process show that it's unmet need can only be accommodated in Aylesbury Vale c. Changes in national planning policy and guidance that mean one or more of the policies in the Plan are not up to date, or d. Evidence in the monitoring report shows that one or more of the policies in the plan are not achieving the Plan's objectives or is working contrary to effective planning in Aylesbury Vale. Irrespective of the above criteria, the Plan will have undergone a review within five years of the adoption of this plan.

Town, village and local centres to support new and existing communities

The strategy for town, village and local centres builds on the vision and strategic objectives set out in the VALP. Growth and expansion of town and local centres should be consistent with the existing hierarchy of centres within Aylesbury Vale. The council will promote the sustainable growth and regeneration of Aylesbury, Buckingham, Haddenham, Wendover and Winslow. Within defined town centres, development proposals for retail, leisure, commercial, office, tourism, cultural, community and residential development will be supported (subject to compliance with other policies in the VALP) where they: a. retain or enhance the town centre's historic character and appearance, vitality and viability b. sustain or enhance diverse town centre uses and customer choice, incorporating residential accommodation above ground floor level where possible, and c. are readily accessible by public transport, walking and cycling. Proposals for town centre uses should be sited within the town or local centres. Proposals for such uses outside town or local centres are to be considered against Policy E5. Proposals for development in and around town, local or village centres, including proposals for changes of use, should support the aspirations for regeneration of those centres including those subjects to neighbourhood plans by improving the range and quality of retail, public realm, leisure, employment and training opportunities. New local centres will be provided within major development areas. In local and village centres, proposals for services and local community facilities will be supported, which are of an appropriate scale and do not compromise the character of the area and the functionality of the centre. These should ensure that any change of use from E/F.2 maintains the general vitality and viability of the centre and does not seriously diminish the provision of local shopping facilities. Local and village centres will be encouraged to grow and loss of essential facilities and businesses such as local shops, pubs and post offices

Town centre redevelopment

The starting point for identifying sites in the town centre is the Aylesbury Town Centre Plan (2014). The Policies Map identifies a site between the Exchange Street car park and the Royal Mail sorting office (including Hampden House and Upper Hundreds car park) for mixed-use redevelopment based principally on retail uses with an element of residential and other town centre uses at an appropriate scale and location. The redevelopment scheme(s) must make adequate provision for car parking in accordance with the council's car parking strategy. Development proposals must contribute positively to meeting the vision and strategic aims for the town centre. Details of retail floorspace provision are set out in Policy D7. Aylesbury town centre and the primary shopping frontages are defined on the Policies Map (see Policy E6). Informed by the aims and objectives of the Aylesbury Town Centre Plan, and the evidence in the retail studies identifying a continuing need to improve and invest in Aylesbury town centre, qualitative redevelopment in the town centre will be supported and encouraged. The policies map also identifies an area for the Aylesbury transport hub. This area is allocated for comprehensive mixed use redevelopment including co-locating the bus and railway stations to create a new public transport interchange, provision of new residential units, public realm improvements, connectivity improvements to the rest of the town, new open space, new green infrastructure (in line with policy NE1 and I1) and other main town centre uses including a new hotel and the relocation of the superstore. Friarage Road may need to be rerouted to accommodate the new development.

Aylesbury town centre

Elsewhere in the town centre, proposals for retail and other main town centre uses will be supported to reflect Aylesbury's status as Garden Town and the opportunities this will bring. Proposals should contribute positively to improving the quality of the town centre and delivering the vision and strategic aims for the town centre set out above and in accordance with the latest published town centre plan. Proposals should have particular regard to enhancements to the built environment, improvements for pedestrian access and environmental enhancements (in line with policy NE1 and I1) to the public realm.

Development outside town centres

Proposals for main town centre uses that do not comprise small scale rural development and are not within defined town centres will undergo the following sequential test: Main town centre uses should be primarily located within defined town centres. If no suitable sites are available within defined town centres, main town centre uses should be located in edge of defined town centre locations. Only when no suitable sites are available in edge of defined town centre locations will out-of-town centre sites be considered. When considering edge of centre and out of centre proposals, preference should be given to accessible sites that are well connected to the town centre. In assessing suitability, factors such as viability, town centre vitality and availability should be considered. In addition to the above sequential test, proposals for retail and leisure, including extensions, on sites not allocated in plans and located outside defined town centres will be granted if the proposal would not have a significant adverse impact on the vitality and viability of the defined town centres, either as an individual development or cumulatively with similar existing or proposed developments. An impact assessment submitted with the application if the proposal is likely to only affect the Aylesbury town centre and the proposal is 1,500 square metres or more, or, If the proposal is likely to affect any other defined town centre, and the proposal is 400 square metres or more will assist the council in making this assessment.

Shop and business frontages

Development within primary shopping frontages Within the primary shopping frontages in the town centres (as shown on the Policies Map) at ground floor level, only E(a), E(b), E(c) uses will be permitted subject to achieving a good mix of retail uses overall provided the proposal: a. either cumulatively or individually is considered to contribute positively to the vitality and viability of the area. This should take account of the mix of uses in the primary frontage, what is there currently and what development is committed, location, prominence and length of frontage of the premises, nature of the use proposed, including the level of pedestrian activity associated with it, and the number of ground floor vacancies in the area, and b. would not result in the loss of an A1 use on a visually prominent site. Consideration will be given to the size of the shop unit, the width of the shop frontage and surrounding uses. A window and entrance should be provided or retained which relates well to the design of the building and to the street scene and its setting. Regard should be given to the Aylesbury Vale Design SPD. Residential development will be encouraged within the primary shopping frontage above ground floor level. Development within secondary shopping frontages Proposals for E(a), E(b), E(c) or any main town centre uses within defined secondary shopping frontages, (as shown on the Policies Map) will be permitted provided the proposal: c. either cumulatively or individually, is considered to contribute positively to the vitality and viability of the area. This should take account of the mix of uses in the secondary frontage, what is there currently and what development is committed, location, prominence and length of frontage of the premises, nature of the use proposed, including the level of pedestrian activity associated with it, and the number of ground floor vacancies in the area d. would not result in more than three non-E(a) uses in a row, and e. would not result in the loss of a E(a) use on a visually prominent site. A window and entrance should be provided or retained which relates well to the design of the building and to the street scene and its setting. Regard should be given to Aylesbury Vale Design SPD. Residential development will be encouraged within the secondary shopping frontage above ground floor level. Development within Primary Shopping Area outside Primary and Secondary frontages Proposals for E(a) uses which are outside the defined Primary and Secondary Shopping Frontages but within the Primary Shopping Area will be supported. Proposals for non-E(a) main town centre uses outside the defined Primary and Secondary Shopping Frontages but within the Primary Shopping Area will be supported if: f. The proposal would complement the existing uses within the Primary Shopping Area, and g. The proposal would contribute positively to the vitality and viability of the Primary Shopping Area, and h. The proposal would maintain the attractiveness and interest of the street scene. Proposals for non-main town centre uses which are outside the defined primary and secondary shopping frontages within the Primary Shopping Area will be supported if the above listed criteria are fulfilled and the proposal would not cause undue concentration of non-main town centre uses within the Primary Shopping Area, or would be located above ground floor level.

Tourism development

The council will promote a growing, sustainable tourism sector, and will support proposals for new or expanded tourism, visitor or leisure facilities other than accommodation within or adjacent to settlements. Elsewhere, proposed development must: a. involve the conversion or replacement of buildings which form part of an existing tourist facility or well designed new building(s) which promotes diversification of agricultural and other land-based rural businesses, b. justify a countryside location and minimise environmental impacts, and c. demonstrate that the need is not met by existing provision within nearby settlements In all cases such development must: d. respect the character and appearance of the location, and e. avoid unacceptable traffic impact on the local road network. f. In the case of seasonal structures these must be temporary in nature and not have an adverse impact on the landscape. g. Demonstrate that their benefits outweigh the harm. The council will require a marketing strategy and business plan to be submitted to explain how the development will achieve a high quality tourism product that meets demand.

Tourist accommodation

Tourist accommodation in strategic settlements and large or medium villages, including new build, extensions or additions to existing facilities, will be supported where: a. The proposal is located within designated town centre of strategic settlements or in large or medium village centres that are sustainable and accessible by a choice of transport modes, or b. Where a sequential test has been applied to a proposal on the edge or outside town centres and it has been satisfactorily demonstrated that there is no significant adverse impact on the vitality and viability of the surrounding town centres, and is accessible by a choice of transport modes. Tourist accommodation in smaller villages, other settlements or in the countryside outside the Green Belt will be supported where: c. It would involve the conversion of existing buildings in accordance with policy C1 d. It would be sustainable and accessible by a choice of transport modes e. The applicant has satisfactorily demonstrated that the facilities are required to support a particular rural tourist facility or countryside attraction f. It would support sustainable tourism or leisure development, benefit the local economy and enhance community facilities, and g. The scale, design and use of the proposal is compatible with its wider landscape, surrounding environment or townscape setting and would not detract from the character or appearance of the area. Proposals that would result in the permanent loss or reduction in size of tourist accommodation with at least 6 bedrooms will be resisted unless it can be demonstrated that their tourist function is no longer viable and the site has been marketed for a minimum period of 12 months at a price commensurate with its use with details of levels of interest and offers received, that there is no longer a market for the premises in its tourist function and, in the case of a reduction in size, that the ongoing business will remain viable. For proposals involving the provision of new camping and touring caravan sites or the expansion of existing sites, as well as other considerations set out in this plan, particular attention will be given to ensuring that: h. The location, access and scale of facilities can be satisfactorily accommodated within the landscape character of the area, and where appropriate, is supplemented with additional landscaping i. The site is well served by public transport or walking or cycling networks j. The proposal does not cause significant highway problems k. Facilities and buildings associated with the proposal are constructed of appropriate materials, are of a scale appropriate to the locality and are landscaped effectively to minimise any visual impact, and l. Essential facilities such as toilets, showers and wash facilities are adequately provided for. Proposals for hotels will be subject to the following considerations: m. As a town centre use, hotels should also comply with Policy E5 n. In a situation where the impact of a new out-of-centre hotel would undermine the viability and contribution of more central hotels, or prejudice the potential to secure further hotel development on a more central site, it may be appropriate to refuse the application to protect the role of the town centre in accord with Government policy. In granting permission, the council will impose conditions to control the use and occupation of tourist accommodation. This includes situations where built tourist accommodation is permitted in a location where open market housing would normally be refused, therefore the council will restrict its occupation to ensure it remains in use as tourist accommodation.

Town, Local and Village Centres

Proposals for town centre uses (as defined in the NPPF) will be supported (in accordance with other policies in the VALP) where they: a. retain or enhance the town centre's historic character and appearance, vitality and viability b. sustain or enhance diverse town centre uses and customer choice, incorporating residential accommodation above ground floor level where possible, and c. are readily accessible by public transport, walking and cycling. Proposals for town centre uses should be sited within the town or local centres. Proposals for such uses outside town or local centres are to be considered against Policy E5. Proposals for development in and around town, local or village centres, including proposals for changes of use, should support the aspirations for regeneration of those centres including those subjects to neighbourhood plans by improving the range and quality of retail, public realm, leisure, employment and training opportunities. New local centres will be provided within major development areas. In local and village centres, proposals for services and local community facilities will be supported, which are of an appropriate scale and do not compromise the character of the area and the functionality of the centre. These should ensure that any change of use from E/F.2 maintains the general vitality and viability of the centre and does not seriously diminish the provision of local shopping facilities. Local and village centres will be encouraged to grow and loss of essential facilities and businesses such as local shops, pubs and post offices will not be supported.

Protection of public rights of way

The council will enhance and protect public rights of way to ensure the integrity and connectivity of this resource is maintained. The protection and conservation of public rights of way needs to be reconciled with the benefits of new development, to maximise the opportunity to form links from the development to the wider public rights of way network, public transport, recreational facilities and green infrastructure. Development proposals will be required to retain and enhance existing green corridors, and maximise the opportunity to form new links between existing open spaces. Planning permission will not normally be granted where the proposed development would cause unacceptable harm to the safe and efficient operation of public rights of way.

Delivering the sustainable transport vision

The strategy to deliver sustainable transport in Aylesbury Vale is based on encouraging modal shift with greater use of more sustainable forms of transport and improving the safety of all road users. The council and, where appropriate, Highways England, will work together to achieve this strategy and those improvements required to deliver it. The council will seek to ensure that development proposals will deliver highway and transport improvements to ensure new housing and employment development identified in the Local Plan period does not create a severe impact on the highway and public transportation network and encourages modal shift with greater use of more sustainable forms of transport. The council will assist in delivering the pedestrian, cycle, public transportation and public realm improvements to deliver the Aylesbury Garden Town initiative as well as any required improvements to the transportation network in Buckingham and other areas of Aylesbury Vale as required to deliver sustainable, healthy and thriving communities.

Supporting and Protecting Transport Schemes

Planning permission will not be granted for development that would prejudice the implementation of existing or protected transport schemes including the implementation of the East West Rail project including new stations and twin tracking to the south of Aylesbury. The council will continue to work with High Speed 2 Ltd with the aim of influencing the design and construction of the route through Aylesbury Vale to minimise adverse impacts and maximise any benefits that arise from the proposal including support of the Stoke Mandeville A4010 realignment. Subject to being within the provisions of the Act, the implementation of HS2 will also be expected to: a. deliver high-quality design to protect local communities and the environment b. prevent or reduce prejudicial effects on road safety or on the free flow of traffic and to preserve sites of archaeological or historic interest or nature conservation value c. ensure that community and other benefits are fully realised.

Supporting local transport schemes

The council will actively support key transport proposals including those identified in both the Aylesbury Transport Strategy and Buckingham Transport Strategy. The council will support local transport schemes that provide benefits to Aylesbury Vale in terms of reducing road congestion, providing mode choice and deliver the council's sustainable spatial strategy. Planning permission will not be granted for development that would prejudice or diminish the integrity of the implementation of existing or protected and supported required transport schemes identified in the list below. These required transport schemes are also shown on the Policies Map.

Capacity of the transport network to deliver development

New development will be permitted where there is evidence that there is sufficient capacity in the transport network to accommodate the increase in travel demand as a result of the development. The guidelines set out below which are taken from Buckinghamshire Council's guidelines for Transport Assessment thresholds for development should be used to in considering whether a transport impact assessment and travel plan will be required to assess the transport impacts of a development.

Delivering transport in new development

Transport and new development will only be permitted if the necessary mitigation is provided against any unacceptable transport impacts which arise directly from that development. This will be achieved, as appropriate, through: a. The submission of a transport statement or assessment and the implementation of measures arising from it b. Ensuring that the scale of traffic generated by the proposal is appropriate for the function and standard of the roads serving the area c. The implementation of necessary works to the highway d. Contributions towards local public transport services and support for community transport initiatives e. The provision of new, and the improvement of existing, pedestrian and cycle routes f. The provision of a travel plan to promote sustainable travel patterns for work and education related trips.

Vehicle Parking

All development must provide an appropriate level of car parking, in accordance with the standards set out in Appendix B. If a particular type of development is not covered by the standards set out in Appendix B then the following criteria will be taken into account in determining the appropriate level of parking: a. The accessibility of the site, including the availability of public transport, and b. The type, mix and use of development c. Local car ownership levels d. Security and public realm e. Provision for both on street and off street parking where appropriate Rear parking courts will only be provided in exceptional circumstances where no alternative parking can be provided and where the rear parking court is well located in terms of the development it serves, is overlooked, enclosed and secure. The provision of garages and/or car ports will not be counted as a parking space for a development unless they are of at least the size set out in Appendix B.

Footpaths and cycle routes

For development which will have implications for the footpath and cycle route networks all the following criteria will apply: a. The delivery of a strategic cycle network and improvements to the footpaths will be supported in accordance with schemes identified in Policy T3 Supporting Local Transport Schemes and in the IDP Appendix b. In dealing with planning applications the council will seek new or improved cycle access and facilities where necessary, including cycle storage, and will use planning conditions or legal agreements to secure such arrangement. c. Development proposals must provide for direct, convenient and safe pedestrian movement and routes, connected where appropriate to the existing pedestrian network and alongside strategic routes. In deciding planning applications the council will use planning conditions or legal agreements to secure the provision of new footpaths and the improvement of existing routes. d. The council will ensure that networks of pedestrian and cycle routes are provided to give easy access into and through new developments and to adjacent areas, and also to public transport services.

Electric Vehicle Parking

Electric vehicle charging points will be provided as set out below: a. Provision of parking bays and charging points for electric vehicles in new developments (including conversions) Table 19 Electric Vehicle charging requirements Development Requirement Houses* One electric vehicle dedicated charging point per house with garage or driveway Flats ** At least 10% of parking bays*** shall be provided with dedicated electric vehicle charging points. All other parking spaces to be provided with passive wiring to allow future charging point connection. Other Development (<50 Bays)** At least two parking bays *** shall be marked out for use by electric vehicles only, together with charging infrastructure and cabling Other Development (>50 Bays)** Further dedicated bays (3m x6m) totalling 4% of the total provision. Phasing If a development requires a phasing plan over a number of years the developer will be required to enter into negotiation with the local authority to make provision for the installation of groundwork / passive wiring in order to enable further future installation to match demand. * In private dwellings including flatted development the minimum of a 7.4 kW 32A or higher Type 2 electric vehicle dedicated charger will be installed. A charging rate of between 3.7kW 16A to 7.4kW 32A is needed to charge pure electric vehicles. For houses a switch inside the property will be provided for external sockets so that the power to the socket can be switched off (as technology changes the installation should reflect the most up to date guidance). Charging on this type of 'slow' charger usually takes 4-8 hours. **Dedicated freestanding weatherproof chargers *** Electric vehicle parking bay size of 3mx 6m set on the basis that cars are charged from the front or back and others are charged at the side, and this would allow for cable and connector around these vehicles and allow sufficient room to avoid cables and their inherent trip hazards and the like. b. Fast charge electric vehicle charging points (at least 7.4 kW 32A with a normal charge time of between 2-4 hrs) must be provided at long stay locations such as employment sites and railway station/long stay car parks. c. For high turnover parking, such as at a supermarket, leisure facility or hospital, 'rapid' electrical vehicle charging points will be installed (at least 43kW / 63A with a normal charge time of 30-60 minutes for an 80% charge) This is due to short time spent at such locations. In addition, fast charge electric vehicle charging points (at least 7.4 kW 32A) should be provided in these locations. d. Charging points shall be provided at a minimum rate of one charging point for every 25 public parking spaces, except at petrol stations where one space should be provided at each petrol station. e. Where development generates the need for a Transport Assessment to be undertaken, provisions should also be made for alternative fuel vehicle types including electric vehicles