Weston Turville Neighbourhood Plan

81 Pages·2017·7.38 MB·English

by  Buller, Stephanie

Weston Turville Neighbourhood Plan – Summary of issues raised in received Publicity representations

This document summarises the main comments received by the Council on the Submitted Weston Turville Neighbourhood Plan. The full representations are
available on request.

Headline Results
16 responses in total, 2 asking for modifications, 6 objections, 1 no comments, 4 general comments, 2 support
Respondent Comment Summary
AVDC  Request minor modifications to improve the policy wording for interpretation & usability purposes to; T1, E3,
HE1, HE2, B1, B2, B3
Anglian Water  No comments relating to the content of the Draft Plan
Network Rail  Provide advise in relation to development planning applications and network rail infrastructure
Thames Water  General comments
Environment Agency  General Comments
Alan Taylor  Objects to the inclusion of Barley Close Field / ‘Green Area 5’
Historic England  no record of having been consulted at the Regulation 14 Pre-Submission stage
 question the need for SEA Re-screening due to an increase in housing figure proposed on allocated site.
 concerned that the plan inadequately address heritage issues.
 propose modifications to strengthen historic protection
DP Architects  objects to the plan on the grounds that it fails to take into consideration the submission draft of the NPPF.
 Object to the proposed settlement boundary on the grounds that it constrains development.
 Objects to the 30% provision for affordable housing
 Objects to HE1 & HE2 based on a lack of justification.
Andy Bateson  Object to the lack of any housing allocation within the Weston Turville Neighbourhood Plan.
 Object to H1, H2, H3, T1, T3
 Broadly support policies E3, C1, C2, C3, HE1, HE2, B1, B2 and B3,
Vocalism  Object to the lack of any housing allocation within the Weston Turville Neighbourhood Plan.
 Objects to H1, H2, H4
Barton Willmore  Supports the plan
Chris Webbley  Support for plan and General Comments
Buckinghamshire  BA Rep 1: Policy Review Document and conformity with Strategic Planning Policy
Advantage  BA Rep 2: Paragraph 2.5 (pages 6 & 7)
 BA Rep 3: Policy H1: Weston Turville Settlement Boundaries
 BA Rep 4: Policy H4: Housing Mix & Tenure
 BA Rep 5: Transport Section (page 21)
Buckinghamshire County  Comments relate to education provision, archaeology & Highways
Council
Peter Chilman  Supports the plan
 Raises concerns in relation to H1 & T1
Turley  Objects to the lack of allocation
 Objects on the grounds that the development management policies do not always accord with the spatial
strategy of the plan and therefore in some cases may not be achievable.
AYLESBURY VALE DISTRICT COUNCIL
Planning Policy
Please ask for: Stephanie Buller
Direct Line: 01296 585461
Switchboard: 01296 585858
Textphone: 01296 585055
Email: [email protected]
Our Ref: 03/04/NP/Weston Turville

14 March 2018

Sent vie email to: Steve Carnaby; Associate Director of Intelligent Plans and Examinations (IPE)
Ltd at [email protected]

Cc: Sarah Copley; Weston Turville Parish Council Clerk [email protected]

Dear Mr Carnaby.

Submission of the Weston Turville Parish Neighbourhood Plan for Examination

I am pleased to submit to you the draft Weston Turville Neighbourhood Plan (WTNP) for
examination. As requested, a paper copy of all the Regulation 16 representations and
submission documents have now also been posted.

Aylesbury Vale District Council (AVDC) has worked closely with Weston Turville Parish
Council (WTPC) during the nearly two years that the plan has been prepared. WTPC have
also worked with consultants on specific parts of the evidence base. The AVDC commends
WTPC on a comprehensive and well thought out plan.

The Weston Turville Neighbourhood Plan (WTNP) is the emerging development plan for the
Weston Turville Neighbourhood Area (covering the same area as the parish council) for the
period 2013-2033. On adoption it will form part of the Development Plan, which planning
applications in that area will be assessed against. The WNP contains 18 policies designed
to conserve and enhance the distinctive character of the three main settlements within the
parish, whilst enabling small-scale sustainable development to take place to meet local
needs. The plan focuses on delivering affordable housing for families and downsizers,
whilst retaining the distinctive features of the parish and seeks to designate 7 local green
spaces.

We commend the work the neighbourhood plan team put in to the plan through its final
stages and their continued collaboration with AVDC. As a result AVDC believes that the
requirements of the ‘basic conditions’ have been met in terms of: having appropriate regard
to national policy, contributing to the achievement of sustainable development, being in
general conformity with the strategic policies in the development plan, and being compatible
with human rights requirements and EU obligations.

However AVDC does still have some outstanding concerns that we would wish to raise with
the Independent Examiner to consider potential modifications to the plan. These
outstanding concerns are detailed in Appendix A, table 1.

The Gateway Gatehouse Road Aylesbury Bucks HP19 8FF
DX 4130 Aylesbury 1
www.aylesburyvaledc.gov.uk
Further Comments

For some background context for Aylesbury Vale & Weston Turville Parish.

Adopted Aylesbury Vale District Local Plan (AVDLP) 2004

Aylesbury Vale’s planning policy framework used to be set out in the AVLDP. the direction
from the Secretary of State setting out which AVDLP policies are saved are available from
here https://www.aylesburyvaledc.gov.uk/sites/default/files/page_downloads/SOS-saved-
policies-direction.pdf these form the adopted policies which the Neighbourhood Plan should
have regard to.

Vale of Aylesbury Local Plan

The Vale of Aylesbury Local Plan (VALP) is the emerging plan for the district which aims to
meet the need for over 27,000 new homes in the Vale by 2033, half of which are either
already built or have planning permission.

The Submission VALP was recently been submitted to the planning inspectorate at the
end of February. It is anticipated that hearing sessions for this will be held over the summer.

Major Planning applications in the parish awaiting determination

 16/00424/AOP - Land Between Wendover Road And Aston Clinton Road, Weston
Turville. Outline planning application (with all matters reserved) for a mixed-use
sustainable urban extension comprising: up to 3,000 dwellings and a 60 bed care
home/extra care facility; provision of land for a Park and Ride site; employment land;
provision of two primary schools; a mixed use local centre with provision for a foodstore,
further retail (including a pharmacy), restaurant and café units, a doctor's surgery, gym,
public house with letting rooms, professional services, multi-functional community space
and a day nursery, and live work units; multi-functional green infrastructure including
parkland, sports pitches, sports pavilions, children's play areas, mixed use games areas,
including a skate park/BMX facility, informal open space, allotments, community orchards,
landscaping; extensions to domestic gardens at Tamarisk Way; strategic flood defences
and surface water attenuation; vehicular access points from New Road, Marroway, A413
Wendover Road and A41 Aston Clinton Road; a dualled Southern Link Road between
A413 Wendover Road and A41 Aston Clinton Road and a strategic link road between the
Southern Link Road and Marroway; internal roads, streets, lanes, squares, footpaths and
cycleways and upgrades to Public Rights Of Ways; and car parking related to the above
land uses, buildings and facilities. Application received 05/02/2016. Approved subject to
S106

 16/03388/AOP - Land To The South Of Aston Clinton Road, Weston Turville. Outline
application with access to be considered and all other matters reserved for the erection of
120 dwellings. Application Received 16.09.2016. Pending

 18/00388/ADP - Land East Of New Road, Weston Turville. Application for reserve matters
pursuant to outline planning permission 14/02072/AOP relating to access, appearance,
landscaping, scale and layout for the erection of 64 dwellings, public open space and
associated infrastructure. Application received 2/2/2018. Pending – reserved matters only,
outline is approved so I would remove this
 17/04819/AOP - Westonmead Farm Aston Clinton Road, Weston Turville. Outline
application with all matters reserved except for principle means of vehicular access,
for up to 177 dwellings, public open space, play area, vehicular access off Aston
Clinton Road and associated infrastructure. Application received 08.12.2017 pending

 16/01040/AOP - Aylesbury Woodland College Road North, Aston Clinton. Although this
Application is in the Neighbouring Parish of Aston Clinton, approximately 1/3rd of it falls
within the Weston Turville Parish. Outline application with means of access (in part) to be
considered for up to 102,800 sq m employment (B1/B2/B8), up to 1,100 dwellings (C3),
60 residential extra care units (C2), mixed-use local centre of up to 4,000 sq m
(A1/A2/A5/D1), up to 5,700 sq m hotel and Conference Centre (C1), up to 3,500 sq m
Leisure facilities (A1/A3/A4), up to 16 ha for sports village and pitches, Athletes
Accommodation (10 x 8 apartments), and up to 2 ha for a primary school (D1), with a
strategic link road connecting with the ELR (N) and the A41 Aston Clinton Road, transport
infrastructure, landscape, open space, flood mitigation and drainage. Application received
18.03.2016. Pending

In conclusion, the Local Planning Authority would reiterate its support for the Weston
Turville Neighbourhood Plan, and the work undertaken to reach this stage. We hope the
examination stage can be progressed as soon as possible and pending the outcome of the
Examination that we can move to the referendum stage. We look forward to hearing from
you in regards to the next stages, particularly for whether a hearing day will be necessary.

If you have any further questions please do not hesitate to contact me.

Yours sincerely

Charlotte Stevens
Planning Policy Manager
Appendix A. Table 1; AVDC’s outstanding Concerns

Section Comment
of the
Plan

T1 1st AVDC would like to request the following policy amendment:
Para “Development proposals should demonstrate that they can deliver appropriate site access and traffic mitigation through agreement with
the Highways and Planning Authorities, in consultation with the Parish Council, to minimise adverse effects on the local traffic network.”

This is based on the grounds that policies should not require consultation with highways, planning and parishes as the requirement for
permission and consultations are set out in legislation
Map on To improve the plan we believe that the quality of the Local Green Spaces Map (Figure 8) on page 22, is insufficient to support decision
Page 22 makers. The map appears to be distorted and out of proportion, the resolution is also poor. In addition the map needs to define the
extent of each space i.e. a boundary for each area needs to be shown rather than just pointing to a green field. DM will need to know
the exact area of a LGS in order to determine planning applications in the vicinity.

We therefore request a map revision, and a modification to include the site area in hectares in brackets, next to the name of each local
green space either on the map or in the policy. We believe this would greatly improve implementation and usability of the plan.
E3 AVDC would firstly like to apologise to WTPC for the conflicting advise on this policy, owing to a change in policy stance of our own to
be more flexible as we are still working on determining what the most suitable metric is for measuring net gain. We originally advised the
PC to include the use of the Biodiversity Impact Calculator, however this can potentially take up too much of the S106 monies that you
would want to be spent on other things. We therefore ask the examiner to consider the following modification;

“Development proposals are expected to provide net gains to biodiversity. Net gain will be determined by
applying the Biodiversity Impact Calculator an appropriate recognised mechanism to achieve no net loss and a net gain”

The supporting text in 6.22 would then need to be subsequently modified to reflect this and could refer to AVDC’s proposed Biodiversity
SPD referenced in Para 9.17 of VALP Proposed Submission. This will be informed by on further guidance anticipated last this year from
natural England
HE1 Presently, we cannot require contributions under the CIL Regulations for development of less than 10 dwellings unless it exceeds more
than 1,000sqm floorspace. Based on further discussions we believe that this policy wording could be strengthened for the purposes of
decision making were it to be modified to the following;

Developer contributions will be sought in relation to residential development in accordance with the Community Infrastructure Levy
regulation 2010 (as amended) to fund improvements to service capacity for health facilities where the CCG has demonstrated that the
development will create pressure on service provision and a requirement can be justified.
HE2 Presently, we cannot require contributions under the CIL Regulations for development of less than 10 dwellings unless it exceeds more
than 1,000sqm floorspace. Based on further discussions we believe that this policy wording could be strengthened for the purposes of
decision making were it to be modified to the following;

Developer contributions will be sought in relation to residential development in accordance with the Community Infrastructure Levy
regulation 2010 (as amended) towards the funding of new school places to expand the capacity at existing schools or provision of new
education facilities.
B1 We believe the policy would be strengthened with the following amendment

Proposals for change of use from the current retail use for properties located in The Parade, Main Street will be resisted unless there is
demonstrable evidence to show that its continued use is no longer viable this will require evidence that the property has been actively
marketed, commensurate with its use, at an open market value for a period of at least 12 months and the proposal accords with Policy
C2.
B2 We believe the policy would be strengthened with the following amendment

Proposals that result in the loss of an existing employment use will be resisted, unless it can be demonstrated that its continued use is
no longer viable, which will include evidence that the property has been marketed on reasonable terms at open market value
commensurate with its use for a period of at least 18 12 months and will conform to Policy C2.
B3 The Aylesbury Vale Broadband Company has since been dissolved. We would therefore request the following modification to update
this policy;

the developer should explore all reasonableness identifying delivery partners that are currently operating in the area such as
BDUK/Aylesbury Vale Broadband Company and the LPA through a new homes bonus
From: Patience Stewart [mailto:[email protected]]
Sent: 31 January 2018 09:58
To: Planning Policy
Subject: FW: Consultee Notification - Re.16 Submission Consultation: Weston Turville
Neighbourhood Plan

Dear Sir/Madam,

Thank you for the opportunity to comment on the Weston Turville
Neighbourhood Plan Submission consultation. The following comments are
submitted on behalf of Anglian Water.

I would be grateful if you could confirm that you have received this response.

It would appear that Weston Turville Parish is located outside of our area of
responsibility. We serve part of Aylesbury Vale District but not Weston Turville
Parish. Therefore we have no comments relating to the content of the Draft Plan.

Should you have any queries relating to this response please let me know

Regards,
Stewart Patience
Spatial Planning Manager

Anglian Water Services Limited
Mobile: [phone]
Thorpe Wood House, Thorpe Wood, Peterborough, PE3 6WT
www.anglianwater.co.uk

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From: TownPlanning LNW [mailto:[email protected]]
Sent: 01 February 2018 14:56
To: Planning Policy
Subject: AVDC - Weston Turville Neighbourhood Plan

FAO Stephanie Buller

AVDC - Weston Turville Neighbourhood Plan until 2033

As you are aware Network Rail is a statutory consultee for any planning applications within 10 metres
of relevant railway land (as the Rail Infrastructure Managers for the railway, set out in Article 16 of the
Development Management Procedure Order) and for any development likely to result in a material
increase in the volume or a material change in the character of traffic using a level crossing over a
railway (as the Rail Network Operators, set out in Schedule 4 (J) of the Development Management
Procedure Order); in addition you are required to consult the Office of Rail and Road (ORR).

Although the proposal area is not adjacent to the railway boundary the council and neignbourhood
body are advised of the following:
(1)
Within Transport Assessments there is a review of local needs regarding public transport; this usually
focuses on buses. However, Transport Assessments should also take into account their impact upon
footfall at railway stations. Developers are encouraged to consider including within Transport
Assessments trip generation data at Railway Stations. Location of proposals, accessibility and density
of developments should be considered in relation to railway stations, in this case, Stoke Mandeville
Railway Station. Where proposals are likely to increase footfall at railway stations developer
contributions should be considered (either via CIL, S106 or unilateral undertaking) to provide full
funding for enhancements at stations as a result of increased numbers of customers.

(2)
There are 3 Network Rail level crossings which could be impacted by proposals in the plan area:

Yew Tree Farm
Stoke Mandeville FP No.2
Wendover FP No.4

Development proposals should be accompanied by a TS/TA which includes consideration of the
impact of proposals upon level crossing(s) with mitigation implemented as required. Network Rail
would encourage the council to adopt specific policy wording to ensure that
a) The impact of proposed new development (including cumulative impact) on the risk at existing
level crossings is assessed by the developer(s), and
b) suitable mitigation incorporated within the development proposals and fully funded by the
developer(s). TS/TAs should be undertaken in conjunction with the local highways authority
with advice from Network Rail.

There is a duty to consult Network Rail as follows on the matter of level crossings:
The Town and Country Planning (Development Management Procedure) (England) Order 2015
SCHEDULE 4 Consultations before the grant of permission

Development which is likely to result in a material increase in the volume or material change in the
character of traffic using a level crossing over a railway.

The operator of the network which includes or consists of the railway in question, and the Secretary of
State for Transport.

The neighbourhood plan team are advised that ‘traffic’ over a level crossing can be vehicular,
pedestrian, cyclists or horse-riders and that proposals do not have to be adjacent to a level crossing
to potentially impact the crossing.

Councils are urged to take the view that level crossings can be impacted in a variety of ways by
planning proposals:
 By a proposal being directly next to a level crossing
 By the cumulative effect of developments added over time in the vicinity of a level crossing
 By the type of level crossing involved e.g. where pedestrians only are allowed to use the level
crossing, but a proposal involves allowing cyclists to use the route
 By the construction of large developments (commercial and residential) where road access to and
from the site includes a level crossing or the level / type of use of a level crossing increases as a
result of diverted traffic or of a new highway
 By developments that might impede pedestrians ability to hear approaching trains at a level
crossing, e.g. new airports or new runways / highways / roads
 By proposals that may interfere with pedestrian and vehicle users’ ability to see level crossing
warning signs
 By any developments for schools, colleges or nurseries where minors in numbers may be using
the level crossing
 By any proposal that may cause blocking back across the level crossing
 By any proposal which may see a level crossing impacted by the introduction of cycling or walking
routes