Aylesbury Vale Area

VALP Further Main Modifications

Ended on the 9 February 2021
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Chapter 6: Economy

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220, Policy E5 Development outside town centres

Original text

E5 Development outside town centres

Proposals for main town centre uses that do not comprise small scale rural development and are not within defined town centres[1] will undergo the following sequential test:

Main town centre uses should primarily be located within defined town centres. If no suitable sites are available within defined town centres, main town centre uses should be located in edge of defined town centre locations. Only when no suitable sites are available in edge of defined town centre locations will out of town centre sites be considered. When considering edge of centre and out of centre proposals, preferenceshould be given to accessible sites that are well connected to the town centre. In assessing suitability, factors such as viability, town centre vitality and availability should be considered.

In addition to the above sequential test, proposals for retail and leisure, including extensions, on sites not allocated in plans and located outside defined town centres will be granted subject to compliance with all the following criteria:

  1.  The proposal would not have a significant adverse impact on the vitality and viability of the defined town centres, either as an individual development or cumulatively with similar existing or proposed developments. An impact assessment submitted with the application if the proposal is likely to only affect the Aylesbury town centre and the proposal is 1,500 square metres or more, or, If the proposal is likely to affect any other defined town centre, and the proposal is 400 square metres or more will assist the council in making this assessment;
  2.  The proposal does not have a significant adverse impact on existing, committed and planned public and/or private investment in a centre or centres in the catchment area of the proposal either as an individual development or cumulatively with similar existing or proposed developments.

[1] As defined in the Glossary

Proposed further changes

E5 Development outside town centres

Proposals for main town centre uses that do not comprise small scale rural development and are not within defined town centres[1] will undergo the following sequential test:

Main town centre uses should primarily be located within defined town centres. If no suitable sites are available within defined town centres, main town centre uses should be located in edge of defined town centre locations. Only when no suitable sites are available in edge of defined town centre locations will out of town centre sites be considered. When considering edge of centre and out of-town centre proposals, preferenceshould be given to accessible sites that are well connected to the town centre. In assessing suitability, factors such as viability, town centre vitality and availability should be considered.

In addition to the above sequential test, proposals for retail and leisure, including extensions, on sites not allocated in plans and located outside defined town centres will be granted subject to compliance with all the following criteria: if the proposal would not have a significant adverse impact on the vitality and viability of the defined town centres, either as an individual development or cumulatively with similar existing or proposed developments. An impact assessment submitted with the application if the proposal is likely to only affect the Aylesbury town centre and the proposal is 1,500 square metres or more, or, If the proposal is likely to affect any other defined town centre, and the proposal is 400 square metres or more will assist the council in making this assessment.

a. The proposal would not have a significant adverse impact on the vitality and viability of the defined town centres, either as an individual development or cumulatively with similar existing or proposed developments. An impact assessment submitted with the application if the proposal is likely to only affect the Aylesbury town centre and the proposal is 1,500 square metres or more, or, If the proposal is likely to affect any other defined town centre, and the proposal is 400 square metres or more will assist the council in making this assessment;

b. The proposal does not have a significant adverse impact on existing, committed and planned public and/or private investment in a centre or centres in the catchment area of the proposal either as an individual development or cumulatively with similar existing or proposed developments.

[1] As defined in the Glossary

Reason for change

Criterion b of the policy should not apply if an impact assessment is not required in order for the policy to accord with the NPPF. The content of this criterion is set out in the NPPF as a required part of an impact assessment. As such, criterion b is considered redundant and should be deleted.


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222, New sub title and paragraphs to be inserted after 6.25

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Proposed further changes

Use class E and main town centre uses

6.26. The NPPF (2012) sets out that town centres are areas that are predominantly occupied by main town centre uses. Main town centre uses are defined to include the following: retail development (including warehouse clubs and factory outlet centres); leisure, entertainment facilities the more intensive sport and recreation uses (including cinemas, restaurants, drive-through restaurants, bars and pubs, night-clubs, casinos, health and fitness centres, indoor bowling centres, and bingo halls); offices; and arts, culture and tourism development (including theatres, museums, galleries and concert halls, hotels and conference facilities).

6.27. Amendments to the Town and Country Planning (Use Classes) Order 1987 (as amended) ("the Use Classes Order") were made on 1 September 2020. These amendments revoked the previously existing Use Classes A1 (shops), A2 (financial and professional services), A3 (restaurants and cafés), B1 (business), D1 (non-residential institutions) and D2 (assembly and leisure), and replaced them (either partially or wholly) with a new Class E (commercial, business and service).

6.28. There is overlap between uses in Class E and main town centre uses. The following uses within Class E are considered to constitute main town centre uses: E(a), E(b), E(e) and E(g)(i). The following uses within Class E may be considered main town centre uses depending on the specifics of the use: E(c)(iii) and E(d). Uses that fall within E(c)(i), E(c)(ii),E(f), E(g)(ii) and E(g)(iii) are not considered main town centre uses.

Reason for change

Change to use classes order


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222, E6 Shop and business frontages

Original text

E6 Shop and business frontages

Primary shopping frontages

Within the primary shopping frontages in the town centres (as shown on the Policies Map)[1] at ground floor level, only A1, A2 and A3 uses will be permitted. A2 and A3 uses will be permitted where they adjoin an A1 use, subject to achieving a good mix of retail uses overall provided the proposal:

  1.  either cumulatively or individually is considered to contribute positively to the vitality and viability of the area*
  2.  would not result in the loss of an A1 use on a visually prominent site.

Consideration will be given to the size of the shop unit, the width of the shop frontage and surrounding uses.

The window and entrance should relate well to the design of the building and to the street scene and its setting. Regard should be given to Aylesbury Vale Shop Front Design Guide in the design of business and shop frontages.

Residential development will be encouraged within the primary shopping frontage above ground floor level.

*This should take account of the mix of uses in the primary frontage, what is there currently and what development is committed, location, prominence and length of frontage of the premises, nature of the use proposed, including the level of pedestrian activity associated with it, and the number of ground floor vacancies in the area.

Secondary shopping frontages

Within defined secondary shopping frontages, (as shown on the Policies Map)[2], the development, improvement or expansion of retail and non-retail main town centre uses and/or change of use of retail premises to non-retail main town centre uses will be permitted provided the proposal:

  1.  either cumulatively or individually, is considered to contribute positively to the vitality and viability of the area*
  2.  would not result in more than three non-A1 uses in a row, and
  3.  would not result in the loss of an A1 use on a visually prominent site.

A window and entrance should be provided or retained which relates well to the design of the building and to the street scene and its setting. Regard should be given to Aylesbury Vale Shop Front Design Guide in the design of business and shop frontages.

Residential development will be encouraged within the secondary shopping frontage above ground floor level.

*This should take account of the mix of uses in the secondary frontage, what is there currently and what development is committed, location, prominence and length of frontage of the premises, nature of the use proposed, including the level of pedestrian activity associated with it, and the number of ground floor vacancies in the area.

Development within Primary Shopping Area outside Primary and Secondary frontages

Proposals for retail uses which are outside the defined Primary and Secondary Shopping Frontages but within the Primary Shopping Area will be supported.

Proposals for non-retail main town centre uses outside the defined Primary and Secondary Shopping Frontages but within the Primary Shopping Area will be supported if:

  1.  The proposal would complement the existing uses within the Primary Shopping Area, and
  2.  The proposal would contribute positively to the vitality and viability of the Primary Shopping Area, and
  3.  The proposal would maintain the attractiveness and interest of the street scene.

Proposals for non-main town centre uses which are outside the defined primary and secondary shopping frontages within the Primary Shopping Area will be supported if the above listed criteria are fulfilled and the proposal would not cause undue concentration of non-main town centre uses within the Primary Shopping Area, or would be located above ground floor level.

[1]Buckingham Neighbourhood Development Plan (2015) defines these for Buckingham.

[2]Buckingham Neighbourhood Development Plan (2015) defines these for Buckingham.

Proposed further changes

E6 Shop and business frontages

Development Within primary shopping frontages

Within the primary shopping frontages in the town centres (as shown on the Policies Map)[1] at ground floor level, only A1, A2 and A3 uses will be permitted. A2 and A3 uses will be permitted where they adjoin an A1 use, E(a), E(b), E(c) uses will be permitted subject to achieving a good mix of retail uses overall, provided the proposal:

  1.  Either cumulatively or individually is considered to contribute positively to the vitality and viability of the area *. This should take account of the mix of uses in the primary frontage, what is there currently and what development is committed, location, prominence and length of frontage of the premises, nature of the use proposed, including the level of pedestrian activity associated with it, and the number of ground floor vacancies in the area, and
  2.  would not result in the loss of an a E(a) use on a visually prominent site.

Consideration will be given to the size of the shop unit, the width of the shop frontage and surrounding uses. A window and entrance should be provided or retained which relates well to the design of the building and to the street scene and its setting. Regard should be given to the Aylesbury Vale Design SPD.

The window and entrance should relate well to the design of the building and to the street scene and its setting. Regard should be given to Aylesbury Vale Shop Front Design Guide in the design of business and shop frontages.

Residential development will be encouraged within the primary shopping frontage above ground floor level.

*This should take account of the mix of uses in the primary frontage, what is there currently and what development is committed, location, prominence and length of frontage of the premises, nature of the use proposed, including the level of pedestrian activity associated with it, and the number of ground floor vacancies in the area.

Development Within secondary shopping frontages

Within defined secondary shopping frontages, (as shown on the Policies Map), the development, improvement or expansion of retail and appropriate non-retail main town centre uses and/or change of use of retail premises to appropriate non-retail main town centre use Proposals for E(a), E(b), E(c) or any main town centre uses within defined secondary shopping frontages, (as shown on the Policies Map)[2] will be permitted provided the proposal:

  1.  Either cumulatively or individually, is considered to contribute positively to the vitality and viability of the area *. This should take account of the mix of uses in the secondary frontage, what is there currently and what development is committed, location, prominence and length of frontage of the premises, nature of the use proposed, including the level of pedestrian activity associated with it, and the number of ground floor vacancies in the area
  2.  would not result in more than three non-A1E(a) uses in a row, and
  3.  would not result in the loss of an A1 E(a) use on a visually prominent site.

A window and entrance should be provided or retained which relates well to the design of the building and to the street scene and its setting. Regard should be given to the Aylesbury Vale Design SPD. Aylesbury Vale Shop Front Design Guide in the design of business and shop frontages.

Residential development will be encouraged within the secondary shopping frontage above ground floor level.

*This should take account of the mix of uses in the secondary frontage, what is there currently and what development is committed, location, prominence and length of frontage of the premises, nature of the use proposed, including the level of pedestrian activity associated with it, and the number of ground floor vacancies in the area.

Development within Primary Shopping Area outside Primary and Secondary frontages

Proposals for retail E(a) uses which are outside the defined Primary and Secondary Shopping Frontages but within the Primary Shopping Area will be supported.

Proposals for non-retail non-E(a) main town centre uses outside the defined Primary and Secondary Shopping Frontages but within the Primary Shopping Area will be supported if:

  1.  The proposal would complement the existing uses within the Primary Shopping Area, and
  2.  The proposal would contribute positively to the vitality and viability of the Primary Shopping Area, and
  3.  The proposal would maintain the attractiveness and interest of the street scene

Proposals for non-main town centre uses which are outside the defined primary and secondary shopping frontages within the Primary Shopping Area will be supported if the above listed criteria are fulfilled and the proposal would not cause undue concentration of non-main town centre uses within the Primary Shopping Area, or would be located above ground floor level.

[1]Buckingham Neighbourhood Development Plan (2015) defines these for Buckingham.

[2]Buckingham Neighbourhood Development Plan (2015) defines these for Buckingham.

Reason for change

Change to use classes order and correct reference to Design SPD


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225, Policy E7 Tourism development

Original text

The Council will promote a growing, sustainable tourism sector, and will support proposals for new or expanded tourism, visitor or leisure facilities within or adjacent to settlements.

Proposed further changes

The council will promote a growing , sustainable tourism sector, and will support proposals for new or expanded tourism, visitor or leisure facilities other than accommodation will be supported within or adjacent to settlements.

Reason for change

Officer recommended change – added text to clarify that the policy does not apply to proposals for tourist accommodation, which is covered by policy E8. This is to avoid confusing overlap between the two policies.

Poor English as it repeats the 'support' the opening sentence doesn't make sense.

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