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POSITION STATEMENTSEPTEMBER 2016 P16-0236

Pegasus GroupPegasus House

Querns Business CentreWhitworth Road

CirencesterGL7 1RT

www.pegasuspg.co.uk I T 01285 641717 I F 01285 642348

Prepared by Pegasus Group

September 2016 Project code P16-0236

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd.

Crown copyright. All rights reserved, Licence number 100042093.

PLANNING DESIGN ENVIRONMENT ECONOMICS

01 THE VISION 01

02 INTRODUCTION 03

03 A NEW SETTLEMENT 04

04 SITE CONTEXT 10

05 ENVIRONMENTAL CONTEXT 14

06 HERITAGE 32

07 ECOLOGY 34

08 TRANSPORT 40

09 GARDEN VILLAGE GUIDANCE 47

10 DESIGN PRINCIPLES 50

11 CONCEPT MASTERPLAN 52

12 GREEN INFRASTRUCTURE 57

13 DELIVERABILITY 67

14 SUMMARY 69

CONTENTS

Waldridge Garden Village will challenge existing ways of working and thinking to push the boundaries of residential led design quality to create a highly desirable new settlement. The aim is to achieve a high quality development with strong identity, activity and ‘sense of place’. Waldridge Garden Village will become a place people will want to live and a destination worth visiting.

IV WALDRIDGE GARDEN VILLAGE | POSITION STATEMENTIV WALDRIDGE GARDEN VILLAGE | POSITION STATEMENT

01 THE VISION

1.1 Walridge garden village will be designed to be inclusive of all users and encourage environmental sustainable travel choice and a transportation modal shift. Waldridge Garden Village will be more than just a housing development, it will be underpinned by the core values of Garden City principles but utilise the best and latest design guidance and be driven by sustainability. The key objectives are to:

• Create an exemplary new settlement , including complementary facilities to serve the new and existing communities, eg. schools, sports and recreation facilities;

• Minimise the need to travel;• Ensure the development relates with the surrounding neighbourhoods of Haddenham, Ford, Longwick and

smaller villages;• Deliver a range of high-quality, well designed homes to meet the needs of local people;• Provide an appropriate amount of affordable housing;• Provide improved sustainable transport links between ‘Waldridge Garden Village’ and Haddenham, Thame and

Princes Risborough;• Promote sustainable modes of transport; • Establish a network of green routes and create new parks and recreation spaces; and• Employment opportunities.

WALDRIDGE GARDEN VILLAGE | POSITION STATEMENT 1WALDRIDGE GARDEN VILLAGE | POSITION STATEMENT 1

2 WALDRIDGE GARDEN VILLAGE | POSITION STATEMENT

2.1 Aylesbury Vale District Council are consulting on the Draft Vale of Aylesbury Local Plan. This identifies a requirement for a new settlement to respond to the identified housing requirement. A New Settlement Scoping Study (GL Hearn, July 2016) has been prepared to explore the options for the location of such a new settlement. This identifies that one of the options under consideration is a new garden village at Haddenham, known as Waldridge Garden Village.

2.2 Following the publication of the New Settlement Scoping Study, the opportunities for the development of a new garden village at Haddenham have been explored. A range of specialist consultants have been commissioned to consider specific factors and the resulting work is summarised within this Position Statement.

02 INTRODUCTION

2.3 There are a number of landowners including the majority landowner who are committed to exploring the opportunities presented by the development of a new settlement and are prepared to engage and work with the Council with this objective in mind. The majority landowner is therefore liaising with other local landowners in the identified area to explore their interest and support for such a scheme. The Council will appreciate that any such decision by landowners will have significant and life-changing consequences. At present the implications for the landowners are unclear but work is ongoing. It is known that a number of landowners are also supportive of this proposed development and as such they are likely to provide separate representations to the Local Plan.

2.4 The identified option area is large enough that it can flex to take account of the landholdings of the interested parties whilst still providing for the critical mass to deliver a new settlement. Waldridge Garden Village can therefore be demonstrated to be available in accordance with the PPG (3-020).

2.5 This Position Statement will be supplemented over time to provide a more comprehensive assessment as further work is undertaken.

WALDRIDGE GARDEN VILLAGE | POSITION STATEMENT 3

The Government’s approach to new settlements

3.1 The National Planning Policy Framework (NPPF) identifies that the supply of new homes can sometimes best be achieved through planning for larger scale development, such as new settlements. This is supported by the Planning Practice Guidance (PPG) which identifies that local authorities need to assess the opportunities provided by new settlements (Ref Para. 026 ID03-026 2140306).

3.2 The Taylor report on Garden Villages in 2015 identified the benefits of delivering new garden villages in order to boost housing supply and respond to the housing shortfall nationally. In particular, the report noted the problems associated with development adjacent to an existing settlement in terms of political support, delivery rates and infrastructure provision and recommended the delivery of new garden villages as an alternative.

3.3 In 2016, the Government responded and proposed to strengthen national planning policy to provide a more supportive approach for new settlements within the proposed changes to the NPPF.

3.4 The Government are supportive of such proposals as these provide another mechanism to address the housing shortfall nationally, as well as providing for self-contained communities in comprehensively designed and landscaped villages with the services provided within walking distance of all properties.


03 A NEW SETTLEMENT

Why deliver a new settlement in Aylesbury Vale?

3.5 The Draft Vale of Aylesbury Local Plan identifies a housing requirement of 33,300 homes from 2013 to 2033 which responds to the identified objectively assessed needs of Aylesbury Vale as well as the unmet needs of the districts of Chiltern, Wycombe and South Bucks.

3.6 On the basis of the Council’s evidence, there are currently 12,759 homes which have either been constructed from 2013 or which are subject to commitments. This leaves a further 20,541 homes to be identified even if each and every one of these commitments is developed. The Council have identified that there is a capacity for 16,225 homes on sites which are potentially suitable. Even if all of these were to be demonstrated to be suitable and were delivered this would still leave a shortfall of 4,316 homes. Therefore, additional sources of housing supply will need to be supported within Aylesbury Vale to meet the identified housing requirement. In accordance with Government policy and given the lack of any alternative, this would necessitate the delivery of a new settlement.

3.7 The delivery of a new settlement provides the opportunity to meet the needs of rural settlements in a sustainable location without placing a burden on the existing infrastructure of these settlements.


Where should the new settlement be located?

3.8 The New Settlement Scoping Study commissioned by the Council undertakes a comprehensive and consistent assessment of the potential for a new settlement across Aylesbury Vale. The Study considers the environmental and policy constraints and the landscape sensitivity of the entirety of Aylesbury Vale and identifies 11 potential areas of search. It then considers the suitability of these areas of search for major growth and shortlists 2 options, namely Haddenham and Winslow.

3.9 As there is sufficient capacity to meet the objectively assessed needs of Aylesbury Vale, the delivery of a new settlement can be seen to be responding to the unmet needs of Chiltern, South Bucks and Wycombe totalling 12,000 homes. The Draft Local Plan correctly identifies that these unmet needs should be met as close as possible to where they originate, including at Haddenham which is close to the border with Wycombe District where an unmet need of 5,000 homes originates. This

will minimise the impact of flows as households travel to maintain social and economic connections.

3.10 Haddenham has a higher rate of concealed families and overcrowded households, and a lower rate of vacant dwellings and affordable homes compared to Winslow. All of these market signals indicate that there is a greater pressure on the existing housing stock in Haddenham which can be addressed by the provision of additional housing, including at a new settlement.

WIDER CONTEXT PLAN

GARDENVILLAGE


• Includes limited expansion of Haddenham based on existing permissions and preferred sites identified through HELAA. Land to the east of Haddenham (6) could deliver over 7,000 homes.

• This could be sufficient to allow a secondary school as well as two primary schools, a small village centre, and employment area.

• Consideration would need to be given to transport links to the existing settlement, including access to the rail station.

DISTRICT COUNCIL OPTIONS

03 A NEW SETTLEMENT

3.11 The new Settlement Scoping Study identifies two options for the delivery of a new settlement near Haddenham. Option 2 is set out below along with the supporting text.


3.12 The Haddenham area also has a much better alignment of jobs and workers indicating that it is a far more sustainable location for growth than Winslow area. There is also a higher proportion of residents in Haddenham who either work from home or who use sustainable modes of transport to travel to work. For those who do use the car to travel to work, the residents of the Haddenham area are also far more likely to travel less than 10km than the residents of Winslow.

3.13 The Haddenham area is also closer to a community hospital (at Thame), an Accident and Emergency Department (at Stoke Mandeville), a Railway Station (at Haddenham), a Leisure Centre (at Thame) and a cinema (at Thame). Indeed, the Haddenham area clearly provides a far more sustainable location for a new settlement in all regards.

Why a new settlement and not an urban extension for Haddenham?

3.14 In the area of search of Haddenham, the New Settlement Scoping Study identifies 2 options capable of delivering a new settlement, namely either a Western Expansion of the existing settlement or a new settlement at Haddenham (known as Waldridge Garden Village).


3.15 The Taylor report has identified the benefits of a new freestanding garden village as compared to the expansion of an existing settlement. These include:

• the ability of a new garden village to maximise community benefit in the form of infrastructure rather than the infrastructure being prejudiced by artificially high land values;

• the ability of a new garden village to deliver rather than being subject to competition from sequential sites especially in the case of Haddenham which is required to deliver an additional 1,043 homes above the new settlement;

• political resistance to extensions as politicians look to address local opposition;

• the slow build-out rates of extensions;

• the ability of a new garden village to deliver to a planned schedule, providing services as and when they are required rather than relying on the existing services of a settlement; and

• a choice of location for home owners/occupiers

3.16 Furthermore, Haddenham Garden Village is much closer to the border with Wycombe District than the Haddenham Western Expansion area and so ensures that needs are met as close to where they originate as possible.

3.17 The landholdings covering the “Waldridge Garden Village” also provide sufficient flexibility to deliver a greater number of homes and a greater mix of land uses as well as providing the opportunity to avoid and/or minimise impacts on areas and assets of particular importance. This flexibility is not afforded by the Western Expansion area which is limited in size and by environmental constraints.

3.18 In summary, the “Waldridge Garden Village” provides the most sustainable option for a new settlement. This Position Statement considers the opportunities provided by this option and identifies a Vision and a Conceptual Masterplan which responds to these aspects.

03 A NEW SETTLEMENT


SITE CONTEXT PLAN


4.1 The proposed “Waldridge Garden Village” is situated approximately 6.4km to the south west of Aylesbury, 2.2km to the south east of Haddenham, and 4.1km to the north west of Princes Risborough within the Aylesbury Vale District Council (AVDC) administrative area. The A4129 highway between Thame and Princes Risborough is located to the south and would form the primary vehicular access into the new settlement.

4.2 The new settlement is located within open countryside including arable and pastoral farmland between Ford village to the north, Owlswick village to the south east, the A4129 highway to the south, and Aston Sandford village to the west. The new settlement is, however, separated from these established villages.

SITE CONTEXT PLAN

04 SITE CONTEXT


ENVIRONMENTAL DESIGNATIONS PLAN


04 SITE CONTEXT

4.3 The new settlement encompasses Lower Waldridge Farm to the north east, Pasture Farm to the south, Aston Mullins and Kemps Farm to the north west. The A4129 highway near Black Barn Farm, Hill Ground Farm and Green Lane Farm is located immediately to the south along with pylons, transmission lines and an electricity sub-station. An unclassified lane is located to the east between Ford village, Lower Waldridge Farm and Owlswick village to the east, and between the A4129 highway near Hill Ground Farm, Black Barn Farm and Aston Sandford to the south west.

4.4 There are no statutory or non-statutory environmental designations located within the proposed area for the new settlement with the exception of public rights of way (PROW) and the Environment Agency (EA) Flood Zone corridor located to the north. Any surrounding environmental constraints could be incorporated into the new settlement as part of the concept masterplan for the proposed Waldridge Garden Village.


AERIAL CONTEXT PLAN

General location of new village


05 ENVIRONMENTAL CONTEXT

5.1 The proposed Waldridge Garden Village exhibits a number of opportunities in landscape and visual terms including land use, planning policy, landscape character, topography, watercourses, vegetation, public rights of way (PROW), agricultural land classification (ALC) and green infrastructure (GI).


AGRICULTURAL LAND CLASSIFICATION PLAN


Land Use

5.2 The current land use comprises medium to large scale arable and pastoral farmland with field boundaries defined by mature hedgerows, treebelts, small woodland copses, ditches and stock proof fencing.

5.3 The new settlement covers approximately 65 no. medium to large scale geometric arable and pastoral fields on level to gently undulating topography.

Agricultural Land Classification

5.4 The Agricultural Land Classification (ALC) across the new settlement area is predominately grade 4 – poor with a smaller area of grade 3 – good to moderate to the north near Ford village. The other options surrounding Haddenham are located on the following ALC grades for comparison:

5.5 Using the information within these maps, it is clear that in order to accord with paragraph 112 of the NPPF, the development of the proposed Waldridge Garden Village should be preferred.

Option ALC Grade

Haddenham New Garden Village 4 - PoorHaddenham Western Expansion 2 - Very GoodWinslow Northern Expansion 3 - Good to ModerateWinslow New Garden Village 3 - Good to Moderate



LANDSCAPE DESIGNATIONS PLAN


Landscape Designations

5.6 There are no statutory or non-statutory landscape designations covering the new settlement area. The proposed Waldridge Garden Village is not located within the Chilterns Area of Outstanding Natural Beauty (AONB) which is located to the east, or the AVDC Local Plan Area of Attractive Landscape (AAL) or Local Landscape Areas (LLA) located to the north west of Haddenham and Dinton. As such, the landscape is therefore of ‘less than local importance’ in terms of the NPPF paragraph 115 hierarchy of landscape designations.

Woodland, Hedgerows and Trees

5.7 The medium to large scale arable and pastoral farmland is enclosed by mature hedgerows, treebelts, small woodland copses, ditches and stock proof fencing as shown on Figure 3. The woodlands, hedgerows and trees could be effectively retained and accomodated within the new settlement and would form part of the Green Infrastructure (GI) strategy to link into the wider surrounding landscape.



Landscape Policy

5.8 The relevant landscape planning policies which relate to the new settlement are detailed within the saved policies of adopted Aylesbury Vale Local Plan (AVLP, January 2004) and the Draft Vale of Aylesbury Local Plan (VALP, July 2016).

5.9 The NPPF states within paragraph 115 that:

“ Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty.”

5.10 The Draft VALP states within Policy NE3 - Landscape character and locally important landscape:

“ The first stage in mitigating impact is to avoid the identified harmful impact. Where it is accepted there will be harm to the landscape character, specific on-site mitigation will be required and, as a last resort, compensation will be required as part of a planning application. Applicants must consider the enhancement opportunities identified in the Aylesbury Vale Landscape Character Assessment and how they apply to a specific site.

5.11 The policies map defines AALs and LLAs which have particular landscape features and qualities considered appropriate for particular conservation and enhancement opportunities. Of the two categories, the AALs have the greater significance. Development in AALs and LLAs should have particular regard to the character identified in the report ‘Defining the special qualities of local landscape designations in Aylesbury Vale District’ (Final Report, 2016) and Aylesbury Vale Landscape Character Assessment (2008). Development that adversely affects this character will not be permitted unless appropriate mitigation can be secured. Where permission is granted, the Council will require conditions or Section 106 agreements to best ensure the mitigation of any harm caused to the landscape interest.”

5.12 The proposed Waldridge Garden Village avoids any harmful landscape effects upon these designations.


5.13 The adopted AVLP states within Policy RA8:

“ The design of new development proposals should respect and complement:

a) the physical characteristics of the site and the surroundings;

b) the building tradition, ordering, form and materials of the locality;

c) the historic scale and context of the setting;

d) the natural qualities and features of the area; and

e) the effect on important public views and skylines.”

5.14 The concept masterplan and green infrastructure (GI) strategy for Waldridge Garden Village would be designed to respect and compliment the character of the site within the AVDC Haddenham Vale mindful of character area, local building materials, historic settings, natural qualities and important public views and skylines.



LANDSCAPE CHARACTER PLAN


Landscape Character

5.15 The relevant landscape character areas to the new settlement are detailed within the Natural England, NCA 108, Upper Thames Clay Vales and the AVDC, Haddenham Vale LCA 8.9 character area. At the detailed local scale, the key characteristics of the Haddenham Vale LCA 8.9 character area include:

• Flat vale landscape;

• Backdrop of Chilterns;

• Meandering network of streams;

• Meadows;

• Parliamentary enclosure;

• Large scale open arable fields;

• Smaller grazing parcels associated with streams and wet ditches;

• Sparse settlement pattern of dispersed farmsteads;

• Low level of woodland cover but with higher concentration of shelter belts, parkland and woodland coverts in the west;

• Mature, often pollarded black poplar along streams and ditches; and

• Tranquility.

5.16 The AVDC landscape character assessment considered the Haddenham Vale LCA 8.9 character area containing the new settlement to be of “only moderate” sensitivity. The sensitivity of the character area has been described as:

“ The landscape is distinctive in character and the historic associations are reasonably well expressed in the field patterns and drainage network. Overall the sense of place is considered to be moderate. The landform is fairly insignificant visually due to the low lying character. Tree cover is variable, changing in intensity as one moves from east to west across the area but the dispersed nature of the tree cover combined with the topography gives a moderate degree of visibility. Overall the moderate sense of place combined with the moderate visibility gives the landscape a moderate sensitivity.”

5.17 The new settlement being located within the low lying character and dispersed treecover of the Haddenham Vale LCA 8.9 character area exhibits a high capacity to accommodate a residential development.



TOPOGRAPHY MAP


Topography

5.18 The proposed Waldridge Garden Village is located within the generally level of the Haddenham Vale LCA 8.9 character area and exhibits little topographic variation. The landscape gently undulates between 75m AOD to the west and 95m AOD. The low topographic variation across the landscape is considered to exhibit a high capacity to accommodate a new settlement and sustainable cycle and walking routes.



FLOOD MAP


Watercourses

5.19 The gentle undulation in the north of the area contains a small ditch and tributary watercourse between Lower Waldridge Cottages and Wotton Grounds Farm to the north of the new settlement. The watercourse is protected by the Environment Agency Flood Zone between Kemps Farm and Lower Waldridge Farm to the north. A network of smaller field boundary ditches and dew ponds are situated across the landscape outside of the Environment Agency Flood Zone that could be integrated into a Sustainable Urban Drainage Strategy (SUDS) for the proposed Waldridge Garden Village. The local flooding parameters would not present a constraint to development of a new village.



PUBLIC RIGHTS OF WAY PLAN


Public Rights of Way (PROW)

5.20 There are a number of public rights of way (PROW) crossing or within close proximity to the new settlement location including the Outer Aylesbury Ring (OAR) recreational trail between Aston Sandford, Green Lane Farm, and the Midshires Way (ASA/5/1 and ASA/5/2) to the south, the public footpath between Aston Sandford and Waldridge Manor following the local ridgeline (ASA/9/2, DFM/130/1 and DFU 27/2) towards the centre, and between Waldridge Manor and Ford village (DFU/27/1) to the north of the new settlement. A bridleway (DFU/26/1) also connects Aston Sandford, Kemps Farm (DFU/26/1) and Ford village (DFU/24/1) to the west of the site. A network of the other PROW are located between Green Lane Farm, Little Acre Farm, and Owlswick to the south of the new settlement. The Aylesbury Ring recreational trail is not located within the proposed Waldridge Garden Village and is aligned approximately 900m to the north east between Ford and Kimble Wick and the new settlement would not be prominent from this recreational trail. The existing public rights of way could be effectively assimilated into the green infrastructure of the village.



Landscape Opportunities – Green Infrastructure Strategy

5.21 The proposed Waldridge Garden Village provides many opportunities to create a multi functional, holistic environment which would provide for the green infrastructure strategy for Waldridge Garden Village as follows:

• The new settlement is predominantly located on agricultural land classification grade 4;

• The new settlement is not located within close proximity to the Chilterns AONB, or the AVDC Local Plan Area of Attractive Landscape (AAL) or Local Landscape Areas (LLA) and is therefore of ‘less than local importance’ in planning terms;

• The new settlement would be designed to respect and compliment the character of the site, local building materials, historic settings, natural qualities and important public views and local skylines;

• The new settlement being located with the “low lying character” and “moderate visibility” of the Haddenham Vale LCA 8.9 character area has a high capacity to accommodate a new settlement;


• The low topographic variation across the landscape has a high capacity to accommodate a new settlement;

• The Environment Agency Flood Zone and network of smaller ditches and dew ponds would be integrated into a Sustainable Urban Drainage Strategy (SUDS);

• Existing woodlands, hedgerows and trees would be retained where appropriate and enhanced for landscape and ecological interest;

• Biodiversity, habitat protection and enhancement measures would be included along wildlife corridors as part of the strategy;

• The new settlement would improve legibility and permeability with a strong movement network enhancing and improving the existing PROW network as well as the creation of new routes linking to the Outer Aylesbury Ring (OAR) recreational trail;

• The new settlement would create a diverse range of green spaces which successfully combine function, ecology, SUDS and existing green space assets;

• The new settlement would create a variety of play spaces and education opportunities; and

• The new settlement would improve existing green assets with the creation and enhancement of wildlife corridors to define the transition from the urban to rural edge.



Designated heritage assets

6.1 A Heritage Appraisal has been undertaken of the area. This concludes that there are no heritage constraints which would preclude the development of the settlement, with appropriate design. It identifies the assets which need to be taken into account as follows.

6.2 Development should not physically impinge upon the extent of Waldridge Manor Grade II* Listed Building or Waldridge Village Scheduled Monument. The setting of these designated heritage assets, including immediately adjacent extant ridge and furrow earthworks could be taken into account in the formulation of detailed design plans.

6.3 Grade II Listed Buildings at Pasture Farm could be retained and their setting could be taken into account in the formulation of detailed design plans. Design plans could also take into account views from Aston Sandford Conservation Area, identified within the Conservation Area Appraisal.


06 HERITAGE

Non-designated heritage assets

6.4 Historic farm buildings at Lower Waldridge Farm, Black Barn Farm and Aston Mullins Farm are potentially of a significance commensurate to a non-designated heritage asset. However current evidence does not indicate that these would represent a major constraint to development.

6.5 Heritage assets recorded on the Historic Environment Record comprising a possible windmill location, possible pillowmounds and a 20th-century wind pump are considered, on current evidence, to be of a significance commensurate to non-designated heritage assets. Therefore these are not considered to represent a significant constraint to development.

6.6 Extant ridge and furrow earthworks within the potential development area are not associated with any ‘Priority Township’ and are considered to be of a significance commensurate to a non-designated heritage asset. However, the retention of ridge and furrow earthworks immediately adjacent to Waldridge Village Scheduled Monument would be considered in design plans.

6.7 No prehistoric or Roman period finds or features are recorded within the potential development area. The potential for currently unrecorded below-ground archaeological remains cannot be ruled out at this stage. However, there is no current evidence to suggest that such remains are present which would preclude development from large parts of the potential development area.

6.8 These designated and non-designated Heritage Assets have been considered in the development of the emerging Concept Masterplan, although it is recognised that further assessment of the significance of these assets and their settings will be required to inform the layout of the final development.


PLAN EC01 ECOLOGICAL DESIGNATIONS PLAN


07 ECOLOGY

7.1 Walkover surveys were carried out by Ecology Solutions Ltd in August 2016 to ascertain the general ecological value of the study area and to conduct an appraisal of the suitability of ecological features for use by protected species.

7.2 The primary ecology constraints to the study area are the Small Wood near Aston Sandford Local Wildlife Site (LWS) in the southwest of the study area (see Plan ECO1) - albeit this area is considered to be scrub but is identified on the Magic website as ‘Deciduous Woodland’ and designated for its Hawthorn ‘woodland’ - and the presence of protected and notable species from within the study area boundary (see Plan ECO2)

7.3 The Chilterns Beechwoods Special Area of Conservation (SAC), also designated as the Ellesborough and Kimble Warrens Site of Special Scientific Interest (SSSI), lies approximately 4.3km east of the study area at its closest point. It is considered that there are mechanisms in place to mitigate for any impacts that may arise from recreational pressure on the Chilterns Beechwoods SAC, and as such it is not considered that there would be any adverse impacts from any development proposals on the Chilterns Beechwoods SAC either alone or in combination with other plans or projects.


PLAN EC02 ECOLOGICAL CONSTRAINTS PLAN


7.4 The majority of the site comprises grassland and arable fields separated by hedgerows and fences. The grassland fields are generally species-poor, in botanical terms although there are a small number of more species-rich fields present (see Plan ECO2). The grassland fields are either subject to hay cutting or are grazed by a mix of Horses, Sheep, Cattle and Pigs. The hedgerows are also generally species-poor, although again there are some more species-rich hedgerows. Small areas of woodland are present throughout the study area, which range from deciduous woodland to mixed coniferous and deciduous woodland, Poplar plantations and tall scrub. There are also areas of orchard, which have been identified on the Magic website as the Priority Habitat ‘Traditional Orchard’ (see Plan ECO2). In addition, a number of Black Poplar trees have been identified from the desk study in hedgerows within the study area, along with Snake’s-head Fritillary also recorded by the Buckinghamshire & Milton Keynes Environmental Records Centre (BMERC) as being within the study area.

7.5 Any development at the site could focus built form on the areas of lower ecological value, such as the species-poor semi-improved grassland fields, improved grassland fields and arable fields. The areas of greater ecological value in the context of the study area are the hedgerows (in particular the species-rich hedgerows), woodland, trees, ponds and species-rich semi-improved grassland, and therefore development proposals would aim to safeguard these features, wherever possible.

07 ECOLOGY


7.6 Records of a number of bat species were returned by the (BMERC), although no records of roosts were returned. A number of trees and buildings within the study area have been identified as having potential to support roosting bats, while the hedgerows, woodland and trees offer suitable foraging and navigational opportunities.

7.7 There is an active Badger sett within the study area, and evidence of mammal push-throughs throughout the study area. It is considered the hedgerows within the study area offer suitable opportunities for Dormice, although no records of this species were returned as part of the desk study exercise. A Brown Hare, a priority species, was recorded off-site in an arable field contiguous with the study area, and it is considered the habitats within the study area offer suitable opportunities for this species.

7.8 A small number of notable birds were recorded within the study area during the surveys undertaken, with a larger number being returned from within the study area as part of the desk study exercise.

7.9 The areas of rough grassland within the study area offer potential suitable habitat for common reptiles, and indeed a record of Grass Snake was returned from within the study area as part of the desk study.


7.10 There are a number of ponds within the study area, most of which were recorded as being dry during the survey, although there are relatively recent records of Great Crested Newts returned by the BMERC from a number of ponds within the northern half of the study area.

7.11 Further specific surveys would be recommended in respect of bats, Badgers, Dormice, breeding birds, reptiles and Great Crested Newts as part of any planning application. If such species are identified as being present during the survey work, Natural England licences (where applicable) may be required ahead of any works likely to disturb the species or its habitat. Furthermore, suitable mitigation / enhancement measures would be required such that no adverse impact on the species results from the development proposals, which should prove relatively simple given the large area of land.

7.12 The hedgerow network, woodland, trees and ponds will be retained where appropriate and integrated into the development proposals. The creation of green infrastructure including areas of open space throughout the study area as part of any development proposals, along with the creation of new areas of species-rich grassland, new native hedgerow planting, new native woodland and tree planting, and the creation of new ponds will create new opportunities for a range of wildlife.

7.13 It is considered that taking account of the above principles and recommendations with an appropriate scheme / design any potential effects on habitats and protected species could likely be mitigated / compensated. Indeed, it is likely to be possible to demonstrate a net gain for biodiversity within the sites where appropriate enhancement measures can be implemented. As such, there is not deemed to be any overriding ecological constraint to development of this land for a village.

07 ECOLOGY


8.1 Waldridge Garden Village is located in the Vale of Aylesbury, positioned to interact with surrounding towns and villages for services and employment. Located close to Haddenham, and roughly midway between Thame, Aylesbury and Princes Risborough, which collectively are the major origins and destinations for journeys that are not made wholly within the village: in addition the site is less than 4 miles from Haddenham and Thame Parkway Station and 7 miles from Princes Risborough Station.

8.2 A comprehensive travel plan will operate for the site that will guide residents and businesses towards non-car and ultimately towards carbon free modes of travel: the internal design of the village, and the travel connections to the rest of the transport network, will be modelled to optimise the potential for non-car and carbon free travel.

8.3 In addition, existing levels of home working in the Vale of Aylesbury are significant, and infrastructure and services for the village will facilitate the take up and growth of home working for residents.

08 TRANSPORT


Access

8.4 The primary vehicle access routes will be from the A4129, with two separate access roads leading to two junctions some 750m apart, the intention being to diffuse and separate eastbound and westbound traffic. In addition to these access points a sustainable transport corridor will be developed towards Haddenham for cyclists and pedestrians and a bus-gate could be provided as part of an accessible transport strategy. An access to Stowells Lane could be provided to allow a bus service to operate to Aylesbury via Ford. This route may be restricted to non-car traffic.

Bus Travel

8.5 It is proposed that operators would be encouraged to provide buses along two principle routes via Waldridge: these would connect Haddenham and Thame Parkway to Aylesbury via the development, and Thame to Princes Risborough station via Waldridge. These services would complement existing services on these corridors where they exist, and would provide new services for Ford and Kingsey. These services would ideally operate at least half hourly through the day six days a week, with increases in frequency and duration if demand is sufficient. These services would be pump-primed so that they are available as families move into the village, allowing sustainable travel habits to develop from the outset.

8.6 Bus routes through the development, and access to the highway network beyond the development, will benefit from bus priority measures to be agreed – these will ensure that bus journey times are car competitive


Cycle

8.7 The topography of Waldridge and the surrounding area is favourable for cycling and several good quality cyclable routes are available at present following quieter roads. The site is less than 3 miles from the Parkway Station which facilitating cycling to this and to Haddenham, which is en-route. Journey to work figures from the last census show there is a culture of cycling locally, and this can be built on.

8.8 The design of the Garden Village will facilitate the use of bikes locally within the settlement and make provision to for cycling to other destinations, including the provision to a sustainable transport corridor. The design of dwellings will incorporate cycle storage and all local facilities (shops, schools and employment areas), including the central bus stops, will be provided with cycle parking. A development brief would provide the latest best practice in this regard as Waldridge Garden Village progresses.

Walking

8.9 The same topography that aids cycling also aids walking on a more local scale: as the site is basically flat. The layout and design will be developed to ensure that all dwellings are within walking distance of key facilities and that car use for short local journeys is not necessary. This will be achieved by the creation of routes that are suitable for use at night and in poor weather to facilitate utility walking and cycling.

08 TRANSPORT


Working from home

8.11 The promotion of home working is an alternative to travel itself, and is facilitated by a number of factors, most especially suitable accommodation within the home and high speed internet. This is further supported by the provision of non-employment facilities e.g. everyday shopping requirements, locally as trips to these are often made as part of the journey to work. The layout of the Village and the development of local facilities will ensure that those who chose to work at home will not have to travel outside the village for other reasons during the course of their working day.

Train

8.10 Waldridge is not served directly by a railway station but is three miles from Haddenham and Thame Parkway Station and seven miles from Princes Risborough Station. Both stations have frequent (at least half hourly) services to London (approx 40 minutes) and are served by large car parks. In keeping with the objective of reducing car travel the travel plan will encourage journeys to these stations by non-car modes, most especially by the promotion of bus services to reach the railway but also by the promotion of cycling to these stations.


Car share

8.12 With the development of 4,500 homes rising up to 7,000 and a pattern of employment and travel within the local area from the site, this is an ideal opportunity for a village wide car-share scheme to be implemented. This can involve either a journey-share database which would be linked to any district and countywide initiative such as Bucks Car Share or a car-club type arrangement whereby residents and businesses can rent car club vehicles for local journeys by the hour.

Carbon Free Travel

8.13 Travel and urban infrastructure will be developed to facilitate carbon free living including transport. The trend towards electric vehicles (EVs) will be encouraged through the provision of comprehensive charging infrastructure, and non-car modes such as cycling will be further encouraged by this provision. In addition the developer will work with bus operators to encourage cleaner buses.

08 TRANSPORT


9.1 As part of the masterplan development, research was undertaken into the Garden City movement. The father of the Garden City movement, Ebenezer Howard, did not prescribe a definitive set of principles or guidelines for the purposes of planning new Garden Cities. Whilst a number of 20th century interpretations stand testament to evolving national priorities for design and delivery of large housing projects, it is the qualities of the original developments and the sentiments expressed by Howard, which drive contemporary policy makers and urban designers, such that:

“ The advantages of the most energetic and active town life, with all the beauty and delight of the country, may be secured in perfect combination”.

9.2 As the ancestor of the Garden Cities Association, the Town and County Planning Association (TCPA) has reviewed Garden City principles with a view to promoting their use within the planning and delivery of new residential development. The TCPA’s report considers lessons learned from previous garden city development including:

1. Strong vision, leadership and community engagement;

2. Land value capture for the benefit of the community;

3. Community ownership of land and long-term stewardship of assets;

4. Mixed-tenure homes that are affordable for ordinary people;

5. A strong local jobs offer in the Garden City itself, with a variety of employment opportunities within easy commuting distance of homes;

6. High-quality imaginative design (including homes with gardens), combining the very best of town and country living to create healthy homes in vibrant communities;

7. Generous green space linked to the wider natural environment, including a mix of public and private networks of well-managed, high-quality gardens, tree-lined streets and open spaces;

8. Opportunities for residents to grow their own food, including generous allotments;

9. Access to strong local cultural, recreational and shopping facilities in walkable neighbourhoods; and

10. Integrated and accessible transport systems - with a series of settlements linked by rapid transport providing a full range of employment opportunities.

9.3 In the 21st century, Waldridge Garden Village provides the opportunity for more, better-quality and sustainable housing to meet changing social needs and an increasingly low-carbon economy: affordable family housing, an increased range of accommodation for older people looking to ‘downsize’, and truly local services and employment opportunities to provide the basis for a strong community with identity and interaction.

09 GARDEN VILLAGE GUIDANCE


9.4 These aspirations chime with the Garden City ethos; people of all ages want to live in a vibrant working community, which is positive and healthy with access to high-quality green spaces and the countryside.

9.5 Some of the strategic design principles for the layout of Garden Cities has been followed including:

1. Concentric model;

2. Central Park;

3. A well planned development structure with clearly defined movement routes through the development;

4. A mix of complementary land uses that are conveniently located within the development proposals;

5. Enhanced natural environment;

6. Tree lined landscaped streets;

7. A landscape design approach adopted within the development blocks so that improvements to biodiversity and wildlife settings can be incorporated;

8. High quality homes that aid in creating variety and character to the area, but also provide a mix of homes to cater for the existing community’s needs;

9. Strong links to the wider countryside with a harmonious relationship created between the built form and the wider landscape; and

10. Integrated and accessible transport systems, where care is taken over the design of the streets to create attractive routes for pedestrian/cyclist movement.

9.6 The Garden City principles provide some good precedents for the strategic layout of the development, but are based on car movement and car ownership and some face problems with high speed routes due to the width of streets and high visibilities. The detailed layout of streets therefore needs to look at more contemporary examples, such as those promoted by the manual for streets.

9.7 The density at Waldridge Garden Village will allow the creation of walkable neighbourhoods. Existing Garden Cites have low densities and greater land take, which promotes the use of the car to access facilities and is the opposite aspiration of Waldridge Garden Village which wishes to provide walkable facilities and inclusive communities.

09 GARDEN VILLAGE GUIDANCE


10.1 Waldridge Garden Village will be planned in a comprehensive and integrated manner reflecting partnership working and will set out the phasing of development along with timely provision of supporting infrastructure. The Masterplan for the site will encompass the whole of the development area regardless of land ownership patterns and this will require partnership working, involving all relevant parties. The new place will be designed by the following principles:

• Development density - High density residential and mixed-use development to be focused along public transport corridors and in neighbourhood centres with lower densities provided elsewhere to deliver an overall range and choice to meet different needs;

• Sustainable transport corridors - Dedicated sustainable transport corridors including provision for public transport, cycling and walking will form key elements of the overall masterplan and effectively link into the wider network;

• Sustainable travel choices - Walking, cycling and public transport will be attractive, practical and convenient travel choices for all;

• Neighbourhood centres - Provision of a full range of social and community facilities will be concentrated within mixed use neighbourhood centres located along public transport corridors and easily accessed by walking and cycling;


10 DESIGN PRINCIPLES

• High Quality Sustainable Design and Distinctive Character – The masterplanning process will effectively respond to the local context. It will also address climate change. New well designed neighbourhoods will be created which have a distinctive character which residents will be proud of;

• Integrating with Neighbouring Areas – The new development will respond to local deficiencies and provide good connectivity to adjoining areas and be informed by feedback from existing communities;

• Connected strategic green open spaces - Multi-functional and connected green open spaces will form strategically important links to the surrounding area to provide routes for people, wildlife and open spaces for sports, recreation and play;

• Landscape, biodiversity and heritage – The place will sympathetically integrate existing landscape, biodiversity and historic features of the site into the development; taking opportunities to protect, enhance and manage important features along with mitigation and enhancement measures to provide satisfactory compensatory measures;

• Resource efficiency - Innovative and creative management of surface water and waste management solutions will be adopted to make the place more environmentally sustainable.


CONCEPT MASTERPLAN

HADDENHAM


11 CONCEPT MASTERPLAN

11.1 The Concept Masterplan within this document is not a detailed masterplan and is not a fixed layout, but the first steps in shaping a design that is flexible enough to provide guidance on the development of the area whilst providing specific enough guidance to ensure the area is designed appropriately.

11.2 The Waldridge Garden Village Concept Masterplan shows the general disposition of lands uses and the proposed structure of the development. At this stage we are exploring options to provide access from the A4129 (Thame Road) and Stockwell Lane. These access points would lead to a centrally positioned district centre that would provide radiating routes to the neighbouring development parcels and provide safe and attractive routes within 800m of the majority of the dwellings. To promote the creation of a walkable place, a well-connected movement network, accessible by all users, is proposed which helps ensure that all areas of the development are easy to navigate, safe and secure.


PROPOSALS IN CONTEXT OF PRINCES RISBOROUGH

PRINCES RISBOROUGH


11 CONCEPT MASTERPLAN

11.3 As a new settlement, the scale of the proposed development, combined with its strategic location and being well related to Haddenham, Thame, Aylesbury and Princes Risborough, means that a hierarchy of transport connections is required. This includes a framework of multi modal connections at regional and local levels.

11.4 Consistent with transport objectives, the infrastructure will support the use of sustainable transport modes in preference to single occupancy car trips. Driving the design is the recognised need to provide sustainable transport corridors through the site that connects Waldridge Garden Village with Haddenham, designed to accommodate bus-based rapid transit, pedestrians and cyclists. Bus provision will be made to Thame Parkway Railway Station, Princes Risborough Railway Station and Aylesbury.

11.5 Landscape is an integral part of the design of the development proposals through integration of a strong landscape structure across the site. Through the considered location and use of open space across the development, the landscape structure also provides a clear definition to public and private spaces, whilst adding colour and seasonal interest to the residential environment. The development will look to sensitively integrate the existing landscape structure and will seek to preserve the townscape and visual setting of the existing villages. A working environment where biodiversity is protected and enhanced will be created. The community, particularly schools will be encouraged to get involved in schemes to manage the environment, particularly involving schools.

11.6 The green infrastructure will provide recreational opportunities for the existing and new population and include formal sports, play areas, allotments, trim trails, amenity space, enhanced ecological habitats, semi-natural open space and additional areas designated for sustainable urban drainage. The scale and massing of the planting will aim to create a natural urban edge to the site, accommodating both areas of thick and denser planting suitable for screening development and thinner areas allowing for framed and glimpsed views into and out of the site. Where possible, the larger and more dense areas of planting will connect into a larger landscape structure of open spaces, trees and verge.


12 GREEN INFRASTRUCTURE STRATEGY

12.1 The following section addresses the opportunities and objectives for the Green Infrastructure (GI) strategy for the proposed Waldridge Garden Village. The new settlement would incorporate the principles the Buckinghamshire Green Infrastructure Strategy (April 2009) and the Aylesbury Vale Green Infrastructure Strategy (2011 – 2026).


12.2 The principles of the Aylesbury Vale Green Infrastructure Strategy (2011 – 2026) include:

• GI should contribute to the management, conservation and improvement of the landscape;

• GI should contribute to the protection, conservation and management of historic landscapes, archaeological and built heritage assets;

• GI should maintain and enhance biodiversity and ensure that its development and implementation results in a net gain of biodiversity as identified in Biodiversity Action Plan (BAP) habitats and species plans;

• GI should deliver the enhancement of existing woodlands and create new woodlands and tree features;

• GI should create new recreational facilities, particularly those that present opportunities to link urban and countryside areas;

• GI should take account of and integrate with natural process and systems;

• GI should be managed to provide cost effective and multi-functional delivery and funded in urban areas to accommodate nature, wildlife, historic and cultural assets, economic benefits and provide for sport and recreation activities;

• GI should be designed to high standards of sustainability to deliver social and economic, as well as environmental benefits; and

• GI should provide focus for social inclusion, community cohesion and development and lifelong learning.

12.2



12.3 The principles of the Aylesbury Vale Green Infrastructure Strategy (2011 – 2026) will be incorporated into the new settlement through:

• Creation of a sustainable residential development with direct walking/cycling links to surrounding rural and urban areas;

• Use of treebelt planting to absorb CO2 emissions and to retain the existing landscape character and ecological resource;

• Enhance the existing landscape framework within the new settlement to develop green corridors to enable access, recreation and to enhance biodiversity;

• Creation of green corridors along the Environment Agency Flood Zone to provide a buffer and rural edge to the village of Ford;

• Enhancement of the existing ecological resource through habitat protection and creation, notably the small woodland copses and treebelts;

• Integration and enhancement of the public rights of way (PROW) network including the Outer Aylesbury Ring (OAR) recreational trail across the new settlement to create a wide range of safe and accessible walking, cycling and horse riding routes;

• Development of connections to the existing and proposed highways with opportunities to improve the pedestrian and cycle network;

• Provision of a network of public open space which compliments the existing green links providing for the needs of the new community including provision of play and sports areas; and

• Use of Sustainable Urban Drainage Systems (SUDS).


12.3


12.4 GI Framework Opportunities:

• Existing trees and hedgerows to be retained and enhanced for landscape and ecological interest;

• Increase biodiversity with habitat protection and enhancement measures along wildlife corridors;

• Improve legibility and permeability with a strong movement network - enhancing and improving the existing Public Rights of Way network as well as the creation of new routes;

• Enable the integration of the development into the surrounding landscape by replicating landscape character and strengthening the existing landscape framework;

• Create a diverse range of green spaces which successfully combine function, ecology, drainage and existing GI assets;

• Create a variety of play and education opportunities across the development; and

• Improve existing GI assets with the creation and enhancement of wildlife corridors to define transition from the urban to rural edge.



GREEN INFRASTRUCTURE STRATEGY PLAN


12.5 The GI Strategy has developed a number of character areas including:

• Character Area 1: Waldridge Gateway/Linear Park – a linear parkland crossing the new settlement between the unclassified lane near Aston Sandford, the District Centre, Recreation Area and Lower Waldridge Meadows.

• Character Area 2: Village Green – located towards the District Centre and Secondary School including a Neighbourhood Equipped Area for Play (NEAP) and formal parkland.

• Character Area 3: Sports and Recreation Area – location of sports pitches, Multi-Use Games Area (MUGA) on higher ground to connect with the Secondary School and District Centre.

• Character Area 4: Lower Waldridge Meadows Community Wildlife Area – an ecological corridor to the north of the site with a series of SUDS attenuation ponds and woodland connecting to existing PROW and forming a buffer to the village of Ford.

• Character Area 5: Green Buffer to Waldridge Manor and Medieval Village – an ecological corridor and green buffer to the east of the new settlement to protect the setting of Waldridge Manor and the medieval village Scheduled Monument (SM).

• Character Area 6: Green Buffer to Aston Sandford – an ecological corridor and green buffer to the west of the new settlement to protect the setting of the Aston Sandford Conservation Area (CA).

• Character Area 7: Outer Aylesbury Ring (OAR) Green Corridor – green linkages through the garden village to maintain the character of the Outer Aylesbury Rings (OAR) recreational trail.


“ ready for the opportunity”


13 DELIVERABILITY

13.1 Waldridge Garden Village provides the most sustainable location to respond to the unmet needs of neighboring authorities.

13.2 The site benefits from access to the strategic road network and is not subject to any physical limitations or constraints associated with infrastructure. The scheme can also be designed to address flood risk, landscape and heritage factors. Waldridge Garden Village is a sustainable solution for housing subject to it being identified in the Local Plan, in accordance with the PPG (3-019).

13.3 There are a number of landowners including the majority landowner who are committed to exploring the opportunities presented by the concept of a new settlement and are prepared to engage and work with the Council with this objective in mind. The majority landowner is therefore liaising with other local landowners in the identified area to explore their interest and support for such a scheme. The identified option area is large enough that it can flex to take account of the landholdings of the interested parties whilst still providing for the critical mass to deliver a new settlement. Waldridge Garden Village can therefore be demonstrated to be available in accordance with the PPG (3-020).

13.4 This general location is known to be attractive to developers and there is a high demand for housing across Buckinghamshire. Waldridge Garden Village can therefore be demonstrated to be achievable in accordance with the PPG (3-021).

13.5 Waldridge Garden Village is demonstrably deliverable within the plan period and would be expected to deliver at least 4,500 dwellings in this time frame. However, there are also opportunities for additional dwellings to be delivered either within or beyond the plan period to accommodate up to 7000 dwellings in a sustainable environment.


14 SUMMARY

14.1 Waldridge Garden Village presents an excellent opportunity to create a sustainable development in a strong landscape infrastructure which is well connected to public transport. The development can create a dynamic new place and an exemplar development.

14.2 The development will comprise a combination of new neighbourhoods providing education, community facilities and retail.

14.3 Waldridge Garden Village will also provide the opportunity to provide new jobs, open space, education and retailing facilities. The design proposals include various substantial areas of open space within the site and on the northern portion of the site towards Ford. Linkages between existing areas of ecology can be developed to retain the most valued characteristics of the area.

14.4 This document has identified that it is possible to develop the land to the east of Haddenham in a sensitive and sustainable way.

14.5 The site is well located for travel to the Thame, Haddenham, Aylesbury and Princes Risborough; the distances to these places lending itself to bus travel and cycling. In addition the presence of two railway stations that can be served by bus and cycle provides non-car options for access to rail travel.

14.6 The topography of the site lends itself to walking and cycling, which will be encouraged by the internal layout of the site and by provision of everyday facilities within the village, thus travel outside the village will be a choice not a necessity.

14.7 The Village will be developed with infrastructure for carbon free travel, most notably provision for electric vehicles, and with local facilities and high-speed broadband to encourage sustainable choices that minimise the need for travel altogether.

14.8 Nearly all the advantages of sustainability, in the form of bus services, infrastructure for electric vehicles, car share opportunities and the ability to create short local journeys for everyday needs including employment and education are a result of focusing development in one location rather than dispersing the same scale of development over a wider area. The proximity to the major centres mentioned adds to this sustainability.

In this context, the development will respect the area’s local character and setting, and will accord with the principles of high quality design and best practice to create a townscape that is rich, varied and sympathetic to its environment. The aim is to achieve a high quality place with a strong identity, activity and a strong ‘sense of place’.


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