Aylesbury Vale Area

Object

VALP Main Modifications

Representation ID: 3407

Received: 17/12/2019

Respondent: Willis Dawson Holdings Ltd

Agent: Pegasus Plannning Group

Legally compliant? Yes

Sound? No

Representation Summary:

Object to the proposed allocation of Shenley Park to meet needs in the north east of the district.

Object to the site selection process - see reps on MM007

Land West of Newton Leys should be allocated for 400 dwellings (the HELAA fails to take account of new evidence for land west of Newton Leys yet assessments for other sites have been updated).

Transport evidence identifies that there will be significant impact on traffic congestion along the A421 corridor yet AVDC have allocated Salden Chase and Shenley Park, which both access off the A421. The southern transport corridor (Stoke Road and A4146) has a greater capacity to accept additional development.

Change suggested by respondent:

Pegasus seek a change to the proposed modification so that an additional site is included - land west of Newton Leys, Milton Keynes for approximately 400 dwellings.

Policy D2 Delivery site allocations in the rest of the district - should be amended to include land west of Newton Leys (this can be in addition to the other additional sites such as part of Shenley Park or part of Eaton Leys in recognition of the need to provide a range and choice of sites to ensure delivery in the plan period and acknowledging that there are already delays to the Salden Chase strategic allocation following the refusal to grant permission for highway access by Milton Keynes Council).

As a consequence other sites do not have to deliver as many dwellings in the plan period, such an approach reduces the risk of the strategic site not coming forward as soon as anticipated, spreads the risk and supports housing delivery.

Full text:

This representation addresses MM070 and the consequential text to Policy D2 set out in MM071. It should also be read alongside our representations to MM007.

Pegasus object to the proposed allocation of Shenley Park.

Whilst supporting the strategy of concentrating the additional development required in the AVLP around the southern and south western edges of Milton Keynes, an objection is made to the reliance on one site of approximately 1,150 dwellings.

Pegasus have also objected to the Addendum to the Sustainability Appraisal (ED204) and the selection of only three reasonable alternatives to meet the housing shortfall in this location on the edge of Milton Keynes. It is not clear on what basis these three sites were selected, it appears that their choice was because they are of a strategic scale and can contribute to meeting infrastructure requirements.

However, smaller sites may make contributions to infrastructure in accordance with the NPPF para 56.

The objection is justified on the grounds that there are other alternatives which should have been assessed and secondly providing a range and choice of sites in accordance with paragraph 68 of the NPPF will support the 5 year housing land supply. (It should be noted that there are already issues with the delivery of the proposed allocation at Salden Chase - whilst it has a resolution to grant planning permission by AVDC, the issue is that the highway access is required from Milton Keynes roads and MC Council have recently refused access).

Having reviewed the transport evidence in particular ED214C and ED215A it is considered that the transport evidence does not necessarily support the Proposed Modifications to the Plan.

- The "Do Minimum" Scenario, which it is assumed does not include any development allocated around MK e.g. Salden Chase, identifies that there will be significant impact on traffic congestion in both the AM and PM Peaks along the A421 corridor within Aylesbury Vale district. Alternatively the roads further south such as Stoke Road and the A4146 show that there would be either a slight or moderate impact on traffic congestion in the DM scenario.

- Despite this AVDC have not only proposed to allocate 1,855 dwellings at Salden Chase, which is accessed directly off the A421, but now also propose about 1,150 dwellings at Shenley Park, which is also accessed directly off the A421.

- As a result it is perhaps not a great surprise that with the various "Do Something" Scenarios involving further new development along the A421 the traffic congestion gets worse along the A421 and on adjoining roads such as Coddimore Lane, which is the road to Whaddon. Furthermore the increases in traffic congestion extends into the Milton Keynes boundary.

- Alternatively roads to the south such as Stoke Road and the A4146 do not appear to be impacted significantly by traffic congestions under the various Do-Something modelling scenarios and in particular the scenario which includes an additional 1,200 dwellings at Eaton Leys rather than further development adjacent to the A421 such as Salden Chase Extension or Shenley Park. This would seem to suggest that this southern transport corridor has a greater capacity to accept additional development. Furthermore, the attached transport note produced by Buckinghamshire County Council (ED215A) confirms that the scenario "DS4" involving no development at Shenley Park and 1,200 units at Eaton Leys has the least impact on the Buckinghamshire roads of all the scenarios. In addition, the note also confirms that Highways England have informally said that the proposed improvements to the A5 and A5 roundabout (which are of course to the south of MK) should be able to accommodate the additional potential development options around Milton Keynes.

- Lastly the above is all confirmed within section 6.2 of the Summary and Conclusions of ED214C, where is clearly states that of the development options assessed Eaton Leys has the least impact on traffic in the NE of the Aylesbury Vale district.

It is considered that Policy D2 should be amended to include land west of Newton Leys (this can be in addition to the other sites such as part of Shenley Park or part of Eaton Leys in recognition of the need to provide a range and choice of sites to ensure delivery in the plan period and acknowledging that there are already delays to the Salden Chase strategic allocation following the refusal to grant permission for highway access by Milton Keynes Council).

As a consequence other sites do not have to deliver as many dwellings in the plan period. By including land west of Newton Leys the housing requirement can be met and housing delivery can be maintained.