Wing Neighbourhood Plan Site Assessment Report...The assessment applies to a neighbourhood planning...

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Wing Neighbourhood Plan

Site Assessment Report

April 2014

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Wing Neighbourhood Plan

Site Assessment Report

1. Introduction & Purpose

1.1 The purpose of this report is to provide a summary of sites assessed for potential allocation for

housing development in Wing Neighbourhood Plan (WNP). The report is published alongside

the WNP as part of its evidence base. The assessment applies to a neighbourhood planning

context the simplified methodology for strategic housing land availability assessment

documents outlined in the good practice document published by DCLG in 2007, as adopted by

Aylesbury Vale District Council in its 2013 Strategic Housing Land Availability Assessment

(SHLAA).

1.2 In March 2013, all known landowners in the Parish were approach by the Parish Council by

letter inviting them to notify the Parish Council of any intentions to develop land. Upon

receiving a response, a form regarding the site was sent out for the land owner to fill in and

return. The letter and forms can be seen annexed to the Consultation Report.

1.3 For the sake of completeness, a comprehensive analysis has been undertaken for all sites

around the settlement of Wing to obtain a transparent and full picture of potential sites for

development in Wing Parish. Nineteen sites identified for assessment during the preparation of

the WNP have been so considered. This report includes assessment of the two sites assessed in

the SHLAA (See page 40 of Part 1 and page 20 of SHLAA Part 2). These sites are at Dormer

Avenue Allotments SHL/WIG/001 and Land at Moorlands SHL/WIG/002.

2. Methodology

Stage 1: Each site was subject to a survey using a standardised survey form and photographs

taken. A Site Profile for each was produced. The location and description of each are included

below at Appendix 1.

Stage 2: All sites were considered against the sustainability criteria determined in the Scoping

Report (produced in early 2013) and put in a matrix and then assessed using a Red, Amber,

Green System. This matrix is at Appendix 2

Stage 3: Where a site has been assessed as suitable, then its deliverability (availability,

suitability, achievability) (as set out in National Planning Policy Framework paragraph 47) and

acceptability have also been assessed. No further assessment has been undertaken for sites

deemed unsuitable.

3. Stage 3 Assessment

3.1 The Stage 3 Assessment is summarised at Appendix 3. Of the three areas judged viable at stage

2, one is deemed unachievable due to the lack of effective engagement by the landowner,

Buckinghamshire County Council. Two suitable and available sites are thus put forward as being

achievable to satisfy the anticipated needs of Wing and the surrounding region within the

context of the emerging findings of the AVDC Local Plan process.

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4. Consultation

4.1 The map showing all possible sites considered at Stage 1 and all the site profiles were displayed

at the October Neighbourhood Plan Forum (12th and 13th October 2013). The Forum was well

publicised and 372 residents attended. Post-it comments were taken on the sites and attached

as Appendix 4. Other comments are set out in the Consultation Report.

4.2 Developers for the Dormer Avenue Allotments and the Moorlands/Meadow Way Site held a

‘Developer Forum’ in December 2013, with both developers displaying exhibitions giving early

information and ideas for their respective sites. Every person attending was given one ball

enabling them to vote for either site or both sites. This demonstrated an even distribution of

votes for each of the two proposed sites with a significant proportion voting in favour of both

sites being developed. (38%, 38%, 22%). Full details are set out in the Consultation Report.

5. Implementation 5.1 In December 2013, the emerging Vale of Aylesbury Local Plan (to 2031) was at Examination

Hearing stage. In January, the Inspector found the plan ‘unsound’ in terms of its overall housing

figures. This means that there is no up to date Local Plan in place for Aylesbury Vale. AVDC will

have to take time to determine the overall housing figure for the District and how it is going to

be distributed. Given the uncertain future of the distribution of housing numbers throughout

Aylesbury Vale, the Parish Council have decided that both sites (Dormer Avenue Allotments and

Meadow Way sites) should be carried forward into the Neighbourhood Plan. Planning

applications for both sites are being actively pursued by the developers (early 2014) and,

subject to detailed design of the proposals, the likelihood is that permission will be granted in

due course. Accordingly the Parish Council, through the Neighbourhood Plan is seeking to get

the best possible outcomes for the village through housing development on the sites by actively

engaging with the developers.

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Appendix 1

Site Profiles

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Appendix 2

Stage 2: Sites Assessed by Sustainability Matrix (Green indicates the site is considered a sustainable location for development, amber is possible, red is not suitable)

Sustainability Appraisal Matrix headings

Local factors Site 9 Moorlands Field – Meadow

Way

Site 11 Chesterfield Crescent

Site 16 Dormer Av Allotments

Site 8 Moorlands Road

Access & Provision of services

Ensure opportunities for people to obtain access to services and facilities they need by

providing new,

enhancing existing or

giving easy access to nearby facilities and services (including healthcare)

Beyond 600m walking threshold – Some shortcuts through Moorlands estate - residents using car to access services leading to increased congestion

Remote from shops, schools, surgeries, church. Beyond 600m walking threshold – residents using car to access services leading to increased congestion

Close to shops, schools, surgeries, church, Jubilee Green, half of site within 400m walking distance

Remote from shops, schools, surgeries, church Direct access could be dangerous along A418 Partly within 600m walking threshold – residents using car to access services leading to increased congestion

Village Centre

Support and enhance Wing village centre by

encouraging improvements to the built environment,

locating new development within easy walking distance to maintain vitality and viability

Skew away from the traditional village centre/core


Within easy reach of the village centre


Employment and Economy

Encourage and maintain existing employment in the Parish. Support appropriate proposals for new employment generating uses. Encourage high quality communications and infrastructure.

No evident impact

No evident impact

No evident impact

No evident impact

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Way




Support information sources and networking opportunities.

Best use of land

Make the best use of land by supporting reuse of land and buildings, minimise development on better quality agricultural land (including soil) and avoiding development on contaminated land where remediation is not possible

No formal use Unimproved grassland

Existing derelict buildings Partially Brownfield site

Disused allotments Present usage is pasture Agricultural land Grade 3

Transport & travel

Enable improvements to transport infrastructure and transport choice by

reducing the need to travel through ensuring sustainable patterns of land use

encourage modal shift to cycling, walking and public transport

reducing the negative effects of transport on the environment and the community (including air quality)

Not far to bus stops Access via established roads leading to increased traffic

Remote from bus stops Access via established roads leading to increased traffic

Good access to bus services, easy walking distance to all village facilities. Will lead to increased traffic in centre of village

Close proximity to bus stops No direct road link leading to increased traffic in village

Landscape & heritage

Maintain, conserve and enhance the landscape, built environment and heritage assets through requiring sensitive development and increasing awareness in the community

No archaeological evidence Direct link to Long Spinney Development on upper areas could be obtrusive, but some would be enclosed by slope closest to existing housing Ridge/hedge would

No archaeological evidence Historic – old Brickworks Visually part of village

Possible medieval house platform/medieval manor Level area closest to village with slope and tree boundary

No archaeological evidence. Southern end close to Saxon burial mound/ meeting place Waterloo Farm Visible presence on the landscape, no physical barrier to mark edge of development

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Way




form a natural barrier/boundary to the village

Biodiversity Conserve and enhance biodiversity by enabling opportunities for greater biodiversity, enhancing access to and understanding of these assets where it will not cause harm, and ensuring new development does not threaten habitats or species whether designated or undesignated.

Wildlife corridor and Long Spinney adjacent Hydrology issues – impact upon surrounding wildlife Trees along boundaries Hedgerows

Wildlife corridor Trees on site Great Crested Newts

Adjacent to wildlife corridor, mature trees on north and east boundaries

Hedgerows around field boundaries Ancient

Flooding , drainage & water sources

Ensure that the location and design of development does not increase flood risk to people and property and if possible reduces the risk of flooding.

Not immediate but on surrounding areas

Surface Water flooding No impact No impact

Energy and Climate Change

Through development, maintain and enhance conservation of water and energy by

encouraging reduction of water consumption,

encouraging sustainable low carbon building practices and design

allowing opportunities for small scale renewable energy and reduction of energy consumption

Would depend on detailed design of any development




Green spaces/ footpaths

To enable existing provision of greenspaces and footpaths to be protected. To provide additional green space

Traditional informal use as a dog walking field/play area for children

Used as a public space and play area

Public footpath across land Good access to established play areas (within 400m), although crossing Stewkley

Public footpath across land Significant distance from play areas

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Way




and footpath links. living on Moorlands estate

Road is difficult

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Amber Site 1 South A418; West of Park Gate

Site 4 Recreation Ground Site 5 Allotments adjoining A418

Site 6 Lower Ascott Field



providing new,


giving easy access to nearby facilities and services (Including healthcare)

Remote from shops, schools, surgeries, church. About half the site beyond 400m walking threshold – A418 is a barrier to pedestrian use, residents using car to access services leading to increased congestion Close to Upper school

Close to shops and schools but across A418

Close to shops and schools but across A418

Remote from shops, schools, surgeries, church Direct access could be dangerous along A418 Beyond 400m walking distance – residents using car to access services leading to increased congestion

Village Centre





Close to village centre Close to Village centre Skew away from the traditional village centre/core


Encourage and maintain existing employment in the Parish. Support appropriate proposals for new employment generating uses. Encourage high quality communications and infrastructure. Support information

No evident impact

No evident impact

No evident impact

No evident impact

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sources and networking opportunities.

Best use of land

Make the best use of land by supporting reuse of land and buildings, minimise development on better quality agricultural land (includes soil) and avoiding development on contaminated land where remediation is not possible

Agricultural land Grade 3 Formal use – football/tennis/bowls

Allotments Agricultural land Grade 3

Transport & travel





Close proximity to bus stops Direct route to A418

Good access to bus services. Traffic would have to access directly from the A418

Good access to bus services Traffic would have to access directly from the A418

Road access from Lower Ascott, potentially from Well Lane, remote from village, but could be reached by footpaths


Maintain, conserve and enhance the landscape, built environment and

Roman Settlement, Gateway to village from south west

No archaeological evidence – awaiting geophysical information.

No archaeological evidence but close proximity to Scheduled Ancient

Close proximity to Scheduled Ancient monument. Part archaeological

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heritage assets through requiring sensitive development and increasing awareness in the community

Visually part of the village.

Monument. Visually part of the village

notification site . Visually not part of the village


Notable species

Mature trees on recreation ground and along boundaries

Hedgerows along boundaries Trees along east boundary forming copse.



Surface water flooding Some minor flooding on lower level of Recreation ground

No impact Surface water flooding

Energy and Climate change


encouraging reduction





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of water consumption,




To enable existing provision of greenspaces and footpaths to be protected.

To provide additional green space and footpath links.

Public footpath across land Significant distance from play areas

Football pitch Tennis Club Bowls Club Used as a public space and play area

Public footpath across land

Public footpath across land Traditional use as a dog walking field Significant distance from play areas

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Amber Site 7 Ascott Estate office Field Site 9a Littleworth Site 10 Burcott Hall Farm Site 13 Burcott Allotments



providing new,







Village Centre










No evident impact No evident impact No evident impact No evident impact

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Best use of land

Make the best use of land by supporting reuse of land and buildings, minimise development on better quality agricultural land (includes soils) and avoiding development on contaminated land where remediation is not possible

Present usage is farmland Grade 3

Unused pasture land Present usage is farmland Grade 3

Allotments

Transport & travel




reducing the negative effects of transport on the environment and the community

Remote from bus stops, access from Well Lane

No access Remote from bus stops Access via Soulbury Road

Access via Soulbury Road and High Street Burcott


Maintain, conserve and enhance the landscape,

No archaeological evidence Part archaeological notification

Adjacent to Long Spinney and Fen, vallay bottom with

Possible archaeological site

Visually part of Burcott

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built environment and heritage assets through requiring sensitive development and increasing awareness in the community

site. Flat gateway to village from Leighton Buzzard

stream running through

Gateway to Village


Copse at east corner with seasonal pond, hedgerows along boundaries

Wildlife Corridor, along stream Great Crested newt corridor

Lower crested newt corridor



Surface water flooding Significant surface water flooding, impact on houses on Littleworth

Surface water flooding impact on Long Spinney and surrounding area

No impact



encouraging reduction





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of water consumption,




To enable existing

provision of greenspaces

and footpaths to be

protected. To provide

additional green space

and footpath links.

Public footpath across land Traditional use as a dog walking field

Previously used informally for dog walking and access to Long Spinney

Used for dog walking and access to Long Spinney

Allotments

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Amber Site 14 Burcott Margins Site 15 Brickworks Field Site 17 Castle hill Fields (main part of site)

Site 18 Old Park & Vicarage Fields



providing new,



Remote from shops, schools, surgeries, church Beyond 600m walking threshold – residents using car to access services leading to increased congestion

Remote from shops, schools, surgeries, church Beyond 400m walking threshold, but mostly within 600m, difficult access from Cublington Road

Fairly close to shops, schools, surgeries, church Two thirds beyond 600m walking threshold – residents using car to access services leading to increased congestion

Difficult direct access to services, through church yard

Village Centre






Encourage and maintain existing employment in the Parish. Support appropriate proposals for new employment generating uses. Encourage high quality communications and

No evident impact No evident impact

No evident impact

No evident impact

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infrastructure. Support information sources and networking opportunities.

Best use of land


Agricultural Land Grade 3 Agricultural land grade 3b Agricultural Land grade 3 Agricultural land Grade 3

Transport & travel





Would have to be accessed through Burcott

No road access Inadequate access on to Cublington Road -

No road access

Landscape & Maintain, conserve and Archaeological notification site Risk B – close to river Conservation area Risk A/B Close proximity

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heritage enhance the landscape, built environment and heritage assets through requiring sensitive development and increasing awareness in the community

Old brickworks area Archaeological notification area

Archaeological notification site

to roman and medieval finds spots and geophysical results at southern end. Lots of lumps and bumps. Close to river. Views across to village and church from west


Edge of local wildlife site Wildlife site Great Crested Newt corridor

Rural valley Notable species

Notable species



surface water/edge of flood plain

Flooding risk – surface water/edge of flood plain

Flood plain

Flood plain and surface waer flooding


Through development, maintain and enhance conservation of water





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and energy by





To enable existing

provision of

greenspaces and

footpaths to be

protected.


Significant distance from play areas, some footpath access.

Significant distance from play areas, footpath alongside

Public footpath across land

Public footpaths across land. Traditional use as a dog walking field

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Site 19 Highbury Smallholding

Site 2 Park Gate Field Site 17 Castle Hill (top part)

Site 3 Field adjoining Park Gate & Ascott land



providing new,



Remote from shops, schools, surgeries, church. Beyond 600m walking threshold – residents using car to access services leading to increased congestion.

Remote from shops, schools, surgeries, church About one third of the site is beyond 400m walking threshold – residents using car to access services leading to increased congestion. A418 is a barrier to easy pedestrian access to village centre

Within 400m walking distance, but this part of the site has Castle Hill.

Close to shops, schools, surgeries, church. Within 400m walking threshold. A418 is a barrier to easy pedestrian access to village centre

Village Centre






Close to village centre Skew away from the traditional village centre/core



No evident impact No evident impact

No evident impact

No evident impact

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Best use of land


Present use is not clear, some buildings/rubble on land

Present usage is grazing land Agricultural land grade 3

Grazing land, Agricultural land grade 3

No formal use Unimproved grassland

Transport & travel





Remote from Bus stops Remote from bus stops Close to bus stops Close to bus stops, field access from A418 but constructed vehicular access not possible due to Scheduled Ancient monument


Maintain, conserve and enhance the landscape, built environment and

Site is gateway to village Area of significant historic interest, with Scheduled Ancient monument.

Scheduled Ancient Monument (Castle hill) in eastern portion of site.

Scheduled Ancient monument

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heritage assets through requiring sensitive development and increasing awareness in the community

Important views across to Mentmore, Dunstable Downs etc and of the village from the south

Part of rural landscape providing views up to Wing from East, gateway to village


Trees and hedgerows along boundaries

Mature trees and hedgerows along northern boundary, stream runs along valley bottom

Some shrubby trees Some mature trees and hedgerows to boundaries, marshy part close to tennis court, stream along east boundary



No impact No impact








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To enable existing

provision of greenspaces

and footpaths to be

protected.


None Public footpath across land Traditional use as a dog walking field/play area

Public footpath across land Traditional use as a dog walking field/play area

Traditional use as a dog walking field/play area for children

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Appendix 3

Stage 3: Suitable Sites

Site Available Suitable Achievable

Site 9 Moorlands Field – Meadow Way

The landowner has indicated that the land is available for development.

The original area identified by the SHLAA (SHL/123/002), part of area 9A, has been deemed largely unacceptable due to its low-lying and wet nature. The higher ground (Site 9) is suitable; close to the existing houses it will make little difference to the setting of the village within the landscape. Although it is at some distance from the village core, it is not markedly so compared to other local development in the village. It is accessible off Meadow Way and potentially also off Moorlands.

Achievability has been proved through the active engagement of Martin Grant Homes who have carried out significant consultation and survey in the lead up to a planning application.


No effective response could be obtained from the landowner (Buckinghamshire County Council) with regard to this site and thus it has been deemed unavailable within the planning period.

The site was originally scheduled for building as evidenced in the missing house numbers within the existing development. It is within the close proximity of existing homes and would not effectively change the sense of the overall development within the landscape. It is relatively far from the village centre

Whilst achievable in general terms, the lack of active participation by the landowner makes it less likely to be achievable. The site is thus not carried forward into the Neighbourhood Plan as a potential development site at this stage.


This site was allocated within the SHLAA (SHL/123/001) and the landowner (Wing Allotment Society) has had an option on development for some years with a previous failed planning application. The site remains available for development.

Whilst originally an allotment area, other sites exist within the village which are satisfying present demand. It is close to existing built development and screened from the open countryside by a woodland belt which must be maintained (for this reason the boundary of the original SHLAA allocation has been modified). It is the closest developable land to the village core and, subject to the provision of safe road crossings and traffic calming, is a suitable site. It is suitable for some 50 units.

Achievability has been proved by the active engagement of Taylor Wimpey who has carried out extensive pre-application survey and consultation.

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Appendix 4

October 2013 Forum Sites comments received on post-it notes

General comments New development distributed over more than one site (16+ other). If allotment land used Allotment Society to gift the rest to Wing PC. Majority of housing to be social. Make new homes showcase of low impact/green/Eco values First priority for building should be brownfield then infill. No development of undeveloped sites until all brownfield and infill opportunities have been used up. Can all 3 sites be developed? Better facilities for teenagers desperately needed. More local jobs should be generated. Surely there are other areas within the village that can be re-developed or re-purposed in better ways than eating further into our surrounding countryside. Very concerned about losing farmland for housing. Especially Burcott Hall Farm. We must protect the farms and wildlife around Wing. Don't forget possible re-development of Scout Hut and adjoining land. I think all the housing should be in one area instead of ruining 3 sites. Brownfield sites are probable better if there has to be developed. Sites 16&11 would be good. Areas 17&18 might be good to allow church, shops etc in centre of village not to one side. Why just consider building on green land when there are unsightly areas within the heart of the village e.g. fish and chip shop area that could be relocated and improved! Put 50 houses on more than 1 site - 30 Stewkley Road, 5 Chesterfield Crescent 15 Moorlands Building on most sites in the village is essential, not allotments already in use. Need more affordable homes, social houses, shared ownership, two beds and affordable three. Facilities need to be considered to deal with change, but change is good, children in families growing up need homes in the future. The 3 green suitable for development have been well chosen Green areas only short term solution, what about long term? Site 4

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Site 4 should never be built on. It provides excellent and varied facilities for all the village football pitch/tennis/bowls/dog walking and general sports play area, very well used. Site 5 A418 allotments natural exit onto roundabout on A418 Site 7 Ascott Field, balance village on both sides of main road. Site 8 Amber site 8 best. I feel 8 would be good area as there is houses only on 1 side and the road structure is there as opposed to access from Stewkley Road or Littleworth Site 9/9A Site 9&9A - These sites are continuously used by wildlife:- foxes, rodents, rabbits and residents cats together with birds :- sparrows, magpies, black collar doves, woodpeckers, cuckoos, buzzards, kestrels etc. The site is marshy and prone to winter flooding draining off toward Soulbury Road making it a haven for newts and frogs. Site 9 to build here would do enormous harm to the wildlife. Traffic is a major concern and Moorlands is already dangerous with speeding. Overbearing visual impact from Moorlands over 9 development Land parcel 9 Recreational value is high due to play value to local children. Suggest the site off Meadow Way is expanded to give green playing area in the middle for young children and teenagers. Moorlands Field/Meadow Way not suitable for development. Traffic and access issues. Don't want the village spreading outwards. Any development off Meadow Way. Site 10 Site 10 would bring Burcott into the village. Site 11 Site 11 Chesterfield Crescent - The current green play area on the "mound" should be preserved in the event of any development which should be restricted to where council sheds are located. Larger houses would be better to facilitate aspirations of people trading up.

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Land on Chesterfield Crescent is a complete bogland. Unsuitable totally for development. Number 11 gives natural boundary on edge of village this is in effect expanding the village outward which is not wanted. Not at 11 too much destruction for very few houses, nothing will be gained by the village in return. This piece of land is elevated and any development would be intrusive as house would overlook houses at a lower level. If part of site 9 has been excluded for this basis so should this site. 11 this is a local amenity it has been mowed and maintained by the council. It is used as an area for children to play and for dog walking (ie those who need a quick walk and pick up poo) Site 11 Chesterfield Crescent This area is mainly used by walkers, dog walkers, children playing sports and nature exploring and is a social hotspot safe away from the road for children. It would be a real shame to loose our renowned 'mound'. It's regularly visited by wildlife such as deer and foxes too. Chesterfield Crescent must leave the 'hill' as green area - ie all the area where currently the grass is cut. This is well used recreation area. Built on old sheds and brambles to allotments is fine. Site 15 I understood there to be some protection conservation against the north part of Amber plot 15. I can't believe that any houses built on plot 15 would be low enough to be acceptable to the residents of Chesterfield in the same way as the top part of 9. Site 16 If Stewkley allotments are chosen the access should not be in Dormer Avenue there needs to be a separate access. Traffic congestion will be a major problem the peace in Dormer Avenue will be destroyed which will only add in long term to disquiet within the village, youth vandalism and making a worse environment for all of us. Dormer Avenue needs play area for all these houses (Site 16) Dormer Avenue - love the green space - keep it green - park, rambling path, trees, wildlife etc. congestion already bad on the A418 I would like to see the allotments on Dormer Avenue used as allotments again rather than housing. The road access in that area would be a nightmare if houses were built. Lots of wildlife is present in the allotments and building there would ruin the habitat. I have seen Muntjac deer in there and lots of birds. Re allotments on Stewkley Road. Develop them as either 1) Allotments again 2) Orchard 3) Recreational space, walking, wildlife reserve

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The allotments on Dormer Avenue should be made available as allotments again - not housing- roads cannot take any more traffic. If the allotments at Dormer have not been used for years, at least 10 I know of, why not just use this land as it's unused and wasted! Dormer Avenue should be used as it's within the village and allotments Soc shareholders should be strongly encouraged to share any profits with the village. Site 16 looks good. Site 16 capacity for 65 houses, what about transport/access 130+ cars Keep our trees! Site 16 keep valuable woodland to the north - bats, badgers deer live here. 16 can be easily screened and made to look rural. If allotment site developed the other allotments in the village must be maintained and improved Site 16 is nearer village centre Builders say they can achieve anything so a larger site like Dormer holds better ..... And more value to Wing. There is a pond on Stewkley Road allotments that should remain and be a feature if building has to go ahead there. What about the deer on the Dormer Ave site? 16 site badger setts, wild rare orchids, historical woodland Even if you build on Stewkley Road at least leave some forest. It's brilliant to play in and take dogs for a walk it it would be better to develop somewhere else because of that. Has a survey of allotment use, quantity and waiting lists been carried out? Why not reinstate Dormer Ave allotments. Stewkley Road allotments good site for housing it has been an eyesore for a long time. Not been allotments for years. Site 16 not suitable due to poor access to Stewkley Road. Site 16 build houses not suitable for crossing road pedestrians across Stewkley Road. Site 16 Dormer Avenue this seems an ideal place to build homes, central location and plenty of space. It isn't currently used for anything. Access should be considered off Cublington Road or a roundabout.

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Build on old allotment site it needs tidying up. Site number 16 Dormer Avenue would need roundabout for safe access Wing Road/Stewkley Site 17 Site 17 inappropriate location of conservation area, SSSI site and loss of view. Better sustainable alternatives too. Site 17 impinges on conservation area but in addition access would be tricky.

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