PITSTONE DEVELOPMENT AREA - Aylesbury Vale · 6 PITSTONE DEVELOPMENT AREA - COMPREHENSIVE PLAN, JUNE 2005 Site description 2.9 The development area (see Fig 8) comprises four elements:-A

CONTENTS PAGE NO.

1.0 BACKGROUND INFORMATION 1

2.0 SITE AND SURROUNDINGS 5

3.0 PLANNING CONTEXT 9

4.0 DESIGN AND DEVELOPMENT 11

5.0 VILLAGE CENTRE 18

APPENDIX

1 PITSTONE DEVELOPMENT AREA POLICY 19

2 USEFUL CONTACTS 20

3 STATMENT OF CONSULTATION 21

Vincent and GorbingChartered Architects and Town PlannersPlanning AssociatesSterling CourtNorton RoadStevenageHertsSG1 2JY

On behalf of

Taylor Woodrow Developments LtdAylesbury Vale District CouncilPitstone Parish CouncilFaulkners obo Hawkins family

PITSTONEDEVELOPMENT AREA

COMPREHENSIVE PLAN

JUNE 2005

PITSTONE DEVELOPMENT AREA - COMPREHENSIVE PLAN, JUNE 2005 1

1.0 BACKGROUND INFORMATION

Scope of comprehensive plan

1.1 This comprehensive plan has been preparedon behalf of the landowners with aninterest in the future development of theundeveloped land within the PitstoneDevelopment Area (see Fig 1.).

1.2 This plan derives from the Aylesbury ValeDistrict Local Plan (AVDLP) – Policy RA26(see Appendix 1). It has an area of 48.7hectares / 120.5 acres. The cement worksclosed in December 1991 and its redevelop-ment, primarily for housing, business andcommunity facilities, is well advanced.

1.3 In the approved Rural Areas Local Plan, thepolicy area (RMS3) formed part of a widergeographical definition which includedother mineral bearing land known asQuarries 1, 2 and 3. Quarries 1 and 2 are thesubject of development and restoration pro-posals approved by the mineralsplanning authorities. Quarry 3 is the subjectof obligations under a separate legalagreement. As the former quarries no longerhave a functional relationship with theemerging proposals for the former cementworks, they are no longer included in thedevelopment area covered by thiscomprehensive plan.

Fig 1. Pitstone policy areas

This map is based upon Ordnance Survey material with the permission of Ordnance Surveyon behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorisedreproduction infringes Crown copyright and may lead to prosecution or civil proceedings.

PITSTONE DEVELOPMENT AREA - COMPREHENSIVE PLAN, JUNE 20052

1.4 The Pitstone Development Area is broadlysimilar to the area identified in AVDC’sconsultation exercise of April 2000. Thenew policy identifies this area for theaccommodation of a mixed developmentincluding business, housing, local services,community facilities and open space.Substantial development has been completedas shown by Fig 2 .

Role of comprehensive plan

1.5 The comprehensive plan has been prepared inorder to:-

• ensure that new development reflectsAVDLP policy RA26 and all otherrelevant AVDLP policies

• promote high standards of layout anddesign

• address site specific issues arising fromnew development

• achieve comprehensive development ofdifferent areas

• facilitate integration of new developmentand existing village

• enhance the village centre around the rec-reation ground

Fig 2. Development complete by May 2004

PITSTONE DEVELOPMENT AREA



Fig 3. Pitstone development area - May 2004Consultations

1.6 The comprehensive plan was subject to a fullpublic consultation exercise in July/August 2004. This included seeking views onspecific aspects of the plan through the in-volvement of the local community and theholding of a public exhibition, where thepublic were able to view the proposals andgain a better understanding of theproposals for development in Pitstone.

1.7 A number of modifications were made tothe draft plan as a result of the publicconsultation exercise.

Status

1.8 The plan was formally considered byAylesbury Vale District Council in conjunc-tion with comments received during publicconsultation.

Fig 4. New housing development

1.9 The Council have approved this final version ofthe plan and will use it as a basis for deter-mining relevant planning applications.


Fig 5. Pitstone cement works

Fig 6. Site location

CHEDDINGTON

PITSTONE

TRING


2.0 SITE AND SURROUNDINGS

2.1 The former cement works site lies at the southwestern end of Pitstone village,approximately 3km from Tring and a similardistance from Tring railway station.

2.2 The site location is shown at Fig 6.

2.3 Prior to redevelopment, the majority of thePitstone Development Area was owned byCastle Cement. Additional land adjoining therecreation ground was initially identified at theLocal Plan pre-deposit consultation stage inMarch 1997. The principle of developing thisland was debated at the Local PlanPublic Inquiry and subsequent modificationswere made to the Local Plan to include theadditional land in the Development Area. Thisland is owned by Pitstone ParishCouncil and a private individual (see Fig 7.).

Land use

2.4 The former cement works site is beingdeveloped for housing, business, communityfacilities and open space with a new link roadextending from Marsworth Road through formerQuarry 1 to the Upper Icknield Way B488.

2.5 The eastern part of former Quarry 1 isalready partially restored to agricultural useand substantial areas alongside the railwayline are designated as nature reserves andsites of importance for nature conservation.No change is envisaged in this plan.

2.6 The area known as The Mounds between thedevelopment area and Quarry 1 has beenre-levelled and sown with grass / clover.Further strategic planting will be carried outtowards the end of the developmentprogramme. There is a BBOWT reserve,College Lake, site of importance for nature con-servation (SINC) and site of special

scientific interest (SSSI) in Quarry 3.

Access and transport

2.7 Under the outline planning permission grantedto Castle Cement, a number of changes tothe road system at Pitstone have been under-taken. These changes include the provisionof a link road from Marsworth Road to theUpper Icknield Way servingthe new development and offering an alterna-tive to Vicarage Road. The approveddevelopment has also secured a number oftraffic management improvements and asubsidy to bus services.

Rail

2.8 Access to rail services for passengers isprovided by a bus service to Tring railway sta-tion.

Fig 7. Additional land adjoining the recreationground can be seen in the foreground


Site description

2.9 The development area (see Fig 8) comprisesfour elements:-

A the former cement works land (45.3 ha /112 ac) – demolition of the cement workswas completed in 2000 and new housingand industrial development hasbegun to redefine the character of the sitewhich is largely flat and barren. Remnanttree and scrub growth exists on theperiphery of the site.

B the Parish Council allotments(0.6 ha / 1.5 ac).

C the commercial tree plantation betweenthe allotments and the former cementworks (1.6 ha / 4 ac).

D the grass field between the recreationground and properties in Vicarage Road(1.2 ha / 3 ac).

2.10 Apart from new building development, the onlynotable physical features of the site are thelisted building near the Marsworth Roadentrance and retained trees / hedgerows.

2.11 The listed building has been refurbished andbrought back into use. (see Fig 9.).

Fig 9. Refurbished listed building

Fig 8. Aerial view of the development area


2.12 There are a number of geological andecological features associated with the formermineral extraction but all existoutside the boundaries of the developmentarea and would not be adversely affected bythe proposed building.

2.13 The landscape context of the Policy Areais dominated by the Chilterns Area ofOutstanding Natural Beauty.

2.14 Appropriate specialist arboricultural,ecological and archaeological investigationsmust be commissioned ahead of thedevelopment programme so that dueaccount can be taken of any significant newdiscoveries.

Fig 10. New access road between Marsworth Roadand Upper Icknield Way

Public rights of way

2.15 The only existing public right of wayaffecting the policy area is the footpathrunning diagonally from Church Road to theUpper Icknield Way.

Access

2.16 Current access to the development area is froma new link road between MarsworthRoad and Upper Icknield Way. Furtherlimited accesses are proposed from MarsworthRoad and Vicarage Road subject to theprovision of appropriate junctions.In addition contributions to off site (outside thedevelopment area) infrastructureimprovements to improve road safety andpedestrian/cycle links will be required. The na-ture of these improvements will bedecided based on the results of a transportassessment.


Fig 11. Policy areas as defined in the Aylesbury Vale District Local Plan Proposals Map



National planning policies

3.1 A number of the Government planningpolicy guidance notes and planning policystatements contain advice which needs tobe taken into account in preparing detailed pro-posals for the development area, ofwhich the most relevant are:

• PPS1 – Delivering sustainable

development

• PPG3 – Housing

• PPG4 – Industrial and commercial

development

• PPS 7 – Sustainable development in

rural areas

• PPG9 – Nature conservation

• PPG13 – Transport

• PPG14 – Development of unstable land

• PPG15 – Planning and the historic

environment

• PPG16 – Archaeology

• PPG17 – Planning for open space,

sport and recreation

Buckinghamshire County Structure Plan

3.2 The current structure plan was adopted andpublished in March 1996.

Aylesbury Vale District Local Plan

3.3 The currently adopted local plan is theAylesbury Vale District Local Plan (January2004) which includes a policy (RA26)for the redevelopment of the formerPitstone Cement Works and adjacent land(see Appendix 1 and Fig 11). Other generalpolicies of the Local Plan will apply to thedevelopment as appropriate.

Planning history

3.4 A number of planning applicationdeterminations are relevant to thiscomprehensive plan.

1. Outline planning permission dated 2 July1998 granted to Castle Cement inrespect of residential development,employment development, hotel use,leisure facilities, landscaping andplanting, highway improvements,ancillary local services including retailuse. A number of subsequentpermissions have been granted forhousing and industrial development.

2. In November 2000, consent was issuedby the minerals planning authorities inrespect of IDO applications for therestoration of Quarry 1 and thecontinued working and restoration ofQuarry 2.

3. Proposals for the filling of Quarry 2 withwaste material was refused planningpermission in December 1999. Thisunchallenged decision had the effect ofreleasing land beside the railway line fromits intended use as a wastetransfer facility, thus making it availablefor inclusion in the new development areaas part of the industrial area.

3.0 PLANNING CONTEXT


Fig 12. Comprehensive plan



Concept

4.1 This comprehensive plan takes forwardthe proposals contained in Policy RA26 to es-tablish an enduring concept for thedevelopment and use of land within the policyarea. The concept is based on the followingobjectives.

1. To optimise the use of the land withinthe Policy Area.

2. To provide a mixed use development witha high degree of integration with the vil-lage of Pitstone.

3. To secure a high quality environment.

Design standards

4.2 All development will be expected to bedesigned to a good standard and comply withAVDLP policies GP34 and GP35. A designstatement, which establishes clear designprinciples through a set of design codes, is tobe prepared for the whole site prior tothe submission of planning applications.

4.3 The design statement will have regard to thereport entitled “Landscape and VisualAssessment” which has been prepared for thevillage centre land together with The Land-scape Plan for Buckinghamshire and theChilterns AONB “Buildings Design Guide”.Relevant advice in the guidance documents“Safer Places”, “Places, Streets & Movement”and “By Design Better Places to Live” will befollowed in the preparationof the design statement. Urban designprinciples must be applied to achieve asatisfactory site layout which will functionwell and integrate the development with thevillage of Pitstone. Reference should also be

made to the existing settlement pattern andcharacter, the cumulative impacts offurther development, surface water drainage,and the impact of lighting. Reference tonational guidance such as “Design Bulletin 32”(DOE/DOT 1992 2nd Edition). “Places, Streets& Movement” (DETR 1998), and“Better Places to Live: By Design” (DTLR2001) will need to be made in thepreparation of the design of new residentialstreet layouts.

Footpath / cycleways

4.4 The comprehensive plan envisagespedestrian and cycleway links from the formercement works site to the villagerecreation ground, Vicarage Road and the lo-cal village facilities. Development within theformer cement works site will providefor such links to be available whendevelopment of village centre land isundertaken. Footpath / cycleway links toMarsworth Road are included in theapproved proposals for Phases 1, 2 and 3 ofthe housing development.

4.0 DESIGN AND DEVELOPMENT

Fig 13. Typical development


4.5 Connections to the external highway and foot-path system (including rights of way) are alsoshown as follows:-

1. Through Phase 1 to Vicarage Road

2. To Marsworth Road and sports field

3. Along link road to B488

4. To future bus stop locations

Housing development

4.6 Some 275 new dwellings have so far been built.The undeveloped areas allocated for housingare shown as parcels A, B, C, D and E (seeFig 14). The corresponding housing scheduleis as follows:-

PARCEL Ha AcA 3.30 8.16B 0.88 2.18C 0.89 2.19D 0.23 0.56E 0.53 1.30

TOTAL 5.83 14.39

4.7 The remaining parts of the developmentarea allocated for housing will deliver aminimum of 175 dwellings at an averagedensity of 30 dwellings per hectare.Affordable and low cost housing will berequired as part of the overall development inaccordance with AVDLP policies.

Business development

4.8 The business area of some 20 hectares willaccommodate a variety of small and mediumsized enterprises. The initial developmentfronting Westfield Road (the link road) iscomplete together with smaller units offQuarry Road (see Fig 15).

Community facilities

4.9 In accordance with the planningpermissions already implemented,substantial sports facilities have been madeavailable to the north of Marsworth Road to sup-plement the existing village recreation ground.Additional local equipped areas for play(LEAPs) have been provided as part of thePhase 2 and 3 housing developmentincluding a kickabout area at the southeastern end. Early phases of the developmentalso secured the extension of theMemorial Hall.

Fig 14. Undeveloped areas allocated for housing A-E

Fig 15. Business development under construction


4.10 An audit and assessment of sport andleisure facilities in all parishes in AylesburyVale was carried out in 2003/2004. In the lightof this audit, and taking into consideration theleisure and community needs of theexpanded development, there is a need to pro-vide further leisure and communityfacilities. These will be provided inaccordance with the Council’s adoptedSupplementary Planning Guidance (SPG)“Sport and Leisure Facilities” (August 2004).Documentation accompanying the SPGsets out the calculation for the requiredcontribution towards sport and leisurefacilities, based on the number of dwellingsand the number of bedrooms.

4.11 Land is reserved on the Village Centre InsetPlan for community facilities - see area “F” infigure 17. This community area should providea high-quality focus to the village centre. Thelayout and design of thecommunity area and buildings should take intoaccount the need for integration of car parkingand access arrangements with those for theMemorial Hall. During the publicconsultation on the draft comprehensive plan,comments were sought on thepotential uses of this community land, andthose comments have been taken intoconsideration.

4.12 The following will be provided on the landreserved for community facilities:

• A multi-use games area

• A youth drop-in facility eitherincorporated into the existing MemorialHall or incorporated in a separatebuilding. Negotiations between theCouncil’s leisure services and designservices divisions, Pitstone ParishCouncil, and local community groupswill determine the location and format

Fig 16. Equipped play area

Fig 17. Village Centre inset plan


of this youth drop-in facility.

4.13 Any remaining funds from the contribution to-wards sport and leisure facilities (as detailedin paragraph 4.10) will be used to provide furtherimprovements to the Marsworth Road sportsfield.

4.14 Other appropriate uses of the land reserved forcommunity facilities include (subject to externalfunding sources):

• A multi-denominational church/chapel(the youth drop-in facility could beincorporated within the same building.

• A day nursery

• A doctors’ surgery (relocation of theLittle Rothschild Surgery).

4.15 In conjunction with the determination of fullplanning applications for housing development,an education needs assessment will be carriedout to determine any shortfalls ineducation facilities commensurate with the con-

Fig 18. Generous landscaping margins

Fig 19. Memorial hall


tent and timing of development. Any shortfallwill be required to be met by anappropriate financial contribution.

4.16 The provision of shops, banks and othercommercial facilities is unlikely to be viablebased on the anticipated resident populationbut, with the growth of businesses on the site,there may be additional demand to justifyprovision. Land has been reserved within theVillage Centre Inset Plan for commercialdevelopment of a small scale appropriate tolocal needs, such as a public house,restaurant or shop.

Landscaping

4.17 The principal feature of the landscapingstrategy for the development area is theprotection and enhancement of theperipheral zone. This zone includes strongtree groups on the frontage to Marsworth Road;regenerating nature conservation

areas between the business area andrailway line; new grass seeding on theembankment along the southern boundary andretained trees between the new housing ar-eas and properties in Vicarage Road.

4.18 Within the 40 metre wide highway corridor ofthe new link road, generous margins havebeen provided to enable a cohesivelandscape design to unify the disparateelements of the new street scene.

Sustainability

4.19 The proposed development will primarily makeuse of previously developed land and securean improved environmental quality by furtherinvestment in landscaping and long termmanagement. Business development withinthe overall scheme and re-use of the listedbuilding for offices will increaselong term sustainability. New developmentwill be designed having regard to

Fig 20. Implementation of the plan can be seen below

PHASE 1

PHASE 2 AND 3

AREA FOR HOUSING

BUSINESSPLOT B

VILLAGECENTRE


recommendations in AVDC’s Sustainable Con-struction Advisory Guide (February 2003).

4.20 The additional resident and businesspopulations will help to underpin existingvillage facilities, offer employment choice andcommunity benefits. Judicious siting ofadditional facilities and appropriate footpaths /cycleway linkages to public transport andlocal facilities will help to minimise theburdens on transport and the environment.

Implementation

4.21 Phases 1, 2 and 3 of the approved housingdevelopment are complete and the businessdevelopment is well advanced. Additionalphases of the development are expected tofollow after agreement of this plan (see Fig 20).

Planning obligations Fig 21. Village Centre inset plan

4.22 Planning obligations arising from theadditional development envisaged inthis comprehensive plan will include :-

(i) leisure and community facilities(see paragraphs 4.10to 4.13 above)

(ii) school improvements(iii) bus service operations(iv) affordable housing(v) off site (outside the development area)

infrastructure improvements to improveroad safety and pedestrian/cycle links(the nature of these improvements tobe decided based on the results of atransport assessment).



Requirements for accompanyinginformation

4.23 Environmental and technical information willbe required to accompany a planning appli-cation for the proposed development and thiswill include:

Transport assessment

Design statement (to be prepared priorto submission of planning application -see paragraphs 4.2-4.3)

Detailed site survey

Contaminated land survey(resubmission of the survey carriedout for the earlier phases ofdevelopment)

• Services survey

• Drainage strategy (incorporating asustainable drainage approach)

• Ecological appraisal (apart frombadger survey which was carried outin September 2003)

• Tree survey


5.0 VILLAGE CENTRE

5.1 Special consideration will be given to thedevelopment of land at the village centre

5.2 Indicative land use and layout principles areillustrated at Fig 21. Specific requirementsinclude:-

1. Compliance with design policies GP34and GP35 and a clear demonstration ofthe way in which design cohesion andlocal distinctiveness will be achieved.

2. Provision of a tree lined avenuelinking the existing footpath system tothe recreation ground (X to Y on 21)

3. A footpath / cyclepath link betweenVicarage Road and the new avenue (seeabove).

4. A single new vehicular access toMarsworth Road (V on 21).

5. A single new vehicular access toVicarage Road (W on 21) andconsideration of integration of theMemorial Hall access and car park.

6. Appropriate mitigation strategy for badg-ers.

5.3 Additionally, the promoters of thiscomprehensive plan advocate an increase inthe speed restricted area of Marsworth Roadwith new signs positioned to the west ofWestfield Road junction.

Fig 22. Retained trees offer screening to Village Centre

Fig 23. Village Centre Land


RA26 The Council supports the redevelopment of theformer Pitstone Cement Works site and adjacentland as defined on the Proposals Map as the‘Pitstone Development Area’ for a mixedemployment and housing scheme includingappropriate local services, facilities and openspace. In any development proposals for there-use and redevelopment of the Pitstone PolicyArea, the District Council will require:-

a) that any proposals for the development ofland outside that already granted planningpermission, or proposals to alter existingplanning permissions shall be against thebackground of a comprehensive plan /development brief for the whole of thePitstone Development Area prepared inassociation with the council and subject topublic consultation;

b) provision of housing, employment, openuses and community uses on the landdefined as Pitstone Development Area;

c) provision of a mix of housing types andsizes, including in particular at least 10% aslow cost market housing, and providing fora minimum of 20% and up to 30% asaffordable housing. The council will assessthe circumstances of the site and of theparticular proposed development, taking intoaccount the considerations set out in GP.2above and also the local needs for low costhousing. The council will also wish toensure that the affordable dwellings areoccupied initially by ‘qualifying persons’ andare retained for successive ‘qualifyingpersons’;

d) replacement built development to berestricted to the land defined on theProposals Map as the Pitstone Develop-ment Area with the precise extent of theland to be developed to be determined inaccordance with the Comprehensive Plan /Planning Brief described in requirement a)above;

e) the reduction of the visual impact of theformerly built-up area of the works andassociated quarries and the visualenhancement of the Pitstone Policy Area inaccordance with requirements f)-i) below;

f) restoration of Quarry No. 1 to an open useappropriate to the countryside and itscountryside setting pursuant to the IDOconsents ref. 92/461/AMI and 0975-93;

APPENDIX 1 - PITSTONE DEVELOPMENT AREA POLICY

g) use(s) for Quarry No. 2 consistent withits location within the area of outstandingnatural beauty and Metropolitan Green Beltfollowing the extraction of chalk from andrestoration of Quarry No. 2 pursuant to theIDO consents ref. 92/461/AMI and 0975-93;

h) arrangements for the long-term mainte-nance and furtherance of the nature reservein Quarry No. 3;

i) that existing trees and hedgerows,particularly where they screen the PitstonePolicy Area and/or are prominent in thesurrounding landscape, are retained andsupplemented, save where the retention ofexisting trees and hedgerows would preventthe most satisfactory comprehensivescheme for the Pitstone Development Areafrom being achieved or where such trees/hedgerows are dead or dying and/ordiseased and need to be removed;

j) equitable contributions towards the provision of bus services between thedevelopment and Tring station;

` k) maximum utilisation of the railway foraccess and servicing;

l) the protection and enhancement of theamenity of the neighbouring residents andthose in nearby settlements;

m) additional pedestrian and cycle linksthrough the adjoining restored quarry landto neighbouring settlements and/orsurrounding footpaths;

n) integration between the existing villageand the former cement works site fullyexploiting opportunities to do so providedby all the land enclosed within the PitstoneDevelopment Area, in particular theHawkins’/Parish Council land, inaccordance with the provisions agreed inthe Comprehensive Plan / Planning Briefdescribed in requirement a) above; and

o) an equitable contribution towardsimprovements to Brookmead School,Ivinghoe based on generated pupil numbers.


APPENDIX 2 - USEFUL CONTACTS

Judith Waring, Forward Plans, Aylesbury Vale District Council01296 585481

Paul Hems, Development Control, Aylesbury Vale District Council01296 585567

Simon Willison, Highway Development Control, Buckinghamshire County Council01296 382430

Ron Treacher, Pitstone Parish Council01296 668349

Leigh Johnson, Taylor Woodrow01707 378900

David Rixson, Vincent and Gorbing, Chartered Architects and Town Planners01438 316331

Derek Bromley, Faulkners01923 272819

APPENDIX 3 - STATEMENT OF CONSULTATION

(i) The public consultation period ran from 5th July2004 to 27th August 2004. A publicnotice advertising the consultation appearedin the Bucks Herald on 14/7/04, the HemelHempstead Gazette on 7/7/04, and theLeighton Buzzard Observer on 13/7/04.During the public consultation period, thedraft Comprehensive Plan was publicised inIvinghoe Library, in the Council’s CustomerService Centre and on the Council’s website.

(ii) A summary leaflet was delivered to all resi-dents in Pitstone village (approximately 1500leaflets)

(iii) A public exhibition was held in PitstoneMemorial Hall on Friday 16th July (2-8pm) andSaturday 17th July 2004 (10am -4pm).

(iv) Various groups and individuals were sent cop-ies of the draft Comprehensive Planand were asked for comment. Theseincluded:local parish Councils, adjacentdistrict and County Councils, Heads ofService at AVDC, statutory consultees,economic and environmental organisations,local community groups.

(v) During the consultation period, 118representations were received.

(vi) The Council’s response to these representa-tions was agreed and the Comprehensive Plan(amended accordingly) was agreed in June2005.


Documents

PITSTONE DEVELOPMENT AREA - Aylesbury Vale · 6 PITSTONE DEVELOPMENT AREA - COMPREHENSIVE PLAN, JUNE 2005 Site description 2.9 The development area (see Fig 8) comprises four elements:-A