South East Aylesbury Link Road (SEALR)
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The South East Aylesbury Link Road (SEALR) is a 40mph dual carriageway link road that will connect the B4443 Lower Road with the A413 Wendover Road (Phase 1), and the B4443 Lower Road with both the Stoke Mandeville Relief Road and the future South West Aylesbury Link Road (Phase 2). It is required to ease congestion in Aylesbury after HS2 realigns the A4010 via the construction of the Stoke Mandeville Relief Road. SEALR forms part of the Aylesbury Transport Strategy and will become part of the Aylesbury Orbital Link Roads.
SEALR Phase 1 will consist of:
- A new roundabout on the B4443 Lower Road.
- A new roundabout on the A413 Wendover Road.
- Approximately 1.2 kilometres of dual carriageway.
- A road bridge crossing the Aylesbury to Marylebone railway line.
SEALR Phase 2 will consist of:
- Approximately 450 metres of dual carriageway.
- A new roundabout connecting SEALR Phase 2 with the Stoke Mandeville Relief Road and the future South West Aylesbury Link Road.
The full SEALR project (both Phases 1 and 2) will therefore provide a dual carriageway from the A413 Wendover Road westward to the connection with the Stoke Mandeville Relief Road.
SEALR Phase 1 and Phase 2 PDF, 208KB
You can contact officers about this project by emailing firstname.lastname@example.org or by calling 01296 395 000.
We issue email bulletins updating on the progress of the scheme. If you wish to receive these, you can join our bulletin mailing list.
Reason for the scheme
The delivery of the Aylesbury Orbital Link Roads has been a long-held ambition for Buckinghamshire Council (and the former Aylesbury Vale District Council and Buckinghamshire County Council). The growth and development of Aylesbury has made these proposals a necessity. The Aylesbury Orbital Link Roads is formed of the proposed ring road projects that will help draw traffic away from the town centre.
Both phases of the SEALR are key parts of the Aylesbury Orbital Link Roads strategy. Phase 1 will connect with the proposed Southern Link Road. The Southern Link Road will then connect to the proposed Eastern Link Road. This strategy will help reduce congestion within Aylesbury by directing around the town.
Phase 2 was originally planned to be delivered by HS2 as part of the Stoke Mandeville Relief Road. The A4010 will be severed by HS2. HS2 will therefore realign the A4010 as the Stoke Mandeville Relief Road. This road will be a single carriageway road without a junction for the South West Aylesbury Link Road (SWALR).
To ensure that the full Aylesbury Orbital can be achieved Buckinghamshire Council has agreed to deliver this 450-metre section as a dual carriageway with a new roundabout. It should be noted that once the approaches to the roundabouts are taken into account this is a relatively short amount of additional dualling. This will avoid creating a pinch point in the network. The council is stepping in as, without this length being amended, significant disruption during construction would be expected in later years due to changes that would be required. This is Phase 2 of the SEALR.
We have dedicated Frequently Asked Questions (FAQs) for both phases:
The SEALR Phase 1 planning application received unanimous approval at a public meeting of the Strategic Sites Committee on 11 February 2021. The Strategic Sites Committee meeting can be watched online.
The planning application for Phase 1 was submitted on 20 March 2020. On 3 December 2020, we submitted an EIA addendum to application. You can view the planning application online by searching with the reference CC/0015/20. The statutory consultation (objection period) ended on 11 January 2021.
The project has now received the post-committee report from the planning authority. Information related to this can be found on the planning portal using the search reference CC/0015/20. This includes the conditions for the project. These conditions generally ensure safe working practices that minimise risk and disturbance to the community.
We have commissioned AECOM to produce a planning application for Phase 2 of the project. The planning application is due to be submitted in summer 2021.
Land acquisition and documentation
As part of the land acquisition process for Phase 1 of the project, we:
- made a Compulsory Purchase Order (CPO) on 16 September 2020.
- made a Side Roads Order (SRO) to stop up existing highway, and to create new highway, on 16 September 2020.
- submitted an application to the Secretary of State for Housing, Communities and Local Government to replace open space land.
The project team has received delegated authority from the Cabinet to make the CPO and SRO. These details can be found below:
- November 2017 decision giving delegated authority to make the CPO
- December 2019 decision to make the SRO and update on the CPO
The CPO, SRO, and Section 19 application have all been made for Phase 1 only. We continue to negotiate the land acquisition for Phase 2 of the project.
Public inquiry details
A joint inquiry for the CPO, SRO and Section 19 process will be held at:
The inquiry will begin at 10am on Tuesday 2 November 2021.
We have produced a letter which responds to the points raised by non-statutory objectors to the CPO and SRO. This is accessible below.
This document provides a response to key points that have been raised by non-statutory objectors during the CPO/SRO processes.
On 16 September 2020 we made the CPO. The CPO is for Phase 1 of the project only. The SEALR project team submitted the CPO to the Secretary of State for confirmation. The CPO will ensure that we can acquire all land necessary to deliver the project. We are currently in negotiations with affected landowners. It is hoped that we will reach agreement with all landowners and that a CPO inquiry will not be necessary. Documents related to the CPO are set out below.
The objection period was from 16 September 2020 to 29 October 2020 and has now closed.
The inquiry will begin at 10am Tuesday 2 November 2021 at the Gateway, Gatehouse Road, Aylesbury, HP19 8FF.
Compulsory Purchase Order (accessible) PDF, 1.14MB
This document is the CPO itself, including the CPO schedule. This should be read alongside the plan.
Please note that this document has been edited for accessibility and therefore contains some formatting differences to the original, sealed document. This original, sealed version can be viewed below.
Compulsory Purchase Order (original) PDF, 479KB
This is the sealed CPO itself, including the CPO schedule. This should be read alongside the CPO plan.
CPO Plan PDF, 589KB
This plan sets shows the land we will seek to purchase via the CPO.
CPO Advertisement for newspaper PDF, 136KB
It is a statutory requirement for us to publish an advertisement of the CPO in local newspapers and the London Gazette.
Statement of Reasons PDF, 352KB
This document sets out why we are seeking to make a CPO.
We have made the SRO, under sections 14 and 125 of the Highways Act 1980, on 16 September 2020. The SEALR project team submitted it to the Secretary of State for confirmation on 16th September. The SRO will allow us to stop up existing Public Rights of Way and divert them so that the SEALR can be built. This also gives us the power to create new public highway. The SRO plans are set out below.
The objection period was from 16 September 2020 to 29 October 2020 and is now closed.
The inquiry will begin at 10am Tuesday 2 November 2021 at the Gateway, Gatehouse Road, Aylesbury, HP19 8FF.
This SRO only relates to Phase 1 of the project.
Please see below the following SRO documentation:
SRO, incl. SRO schedule and the plan folio PDF, 1.92MB
This document lists the amendments being made to the highway via this Order. It also contains the folio which should be read alongside the SRO plan.
SRO plan PDF, 698KB
This document shows the amendments being made to the highway via this Order on a plan. The folio shows the key for the plan.
SRO advertisement PDF, 125KB
This is the advertisement published by us for the SRO. This has been published in the London Gazette and the Bucks Herald.
Part of the land to be acquired under the CPO includes a small area of open space currently adjacent to Patrick Way in the Stoke Grange estate of Aylesbury. We need to acquire this land to construct the new A413 Wendover Road roundabout.
The design and size of the roundabout are led by traffic modelling and, unfortunately, it cannot be made smaller. It is therefore unavoidable that we must acquire a small corner of the open space land to construct the project.
There is a statutory requirement to replace the open space land taken for the scheme, which we will do. We must ensure that the replacement land, often called ‘exchange land’, is of equal size, and is equally advantageous when compared to the land we will acquire for the project.
The replacement, or exchange, land is situated immediately adjacent to the current open space to the west. We will use this land to create a significantly larger open space area for the Stoke Grange community.
We have applied to the Secretary of State for Housing, Communities and Local Government under section 19 of the Acquisition of Land Act 1981. This application can be viewed below. We have applied for a certification that the Secretary of State is satisfied that the proposed replacement land is of equal size and is equally advantageous when compared to the land required for the scheme.
The Secretary of State has confirmed his intention to give a certificate in accordance with the provisions of section 19 of the Acquisition of Land Act 1981. The notice, including accompanying letters and plans, can be viewed below.Section 19 application letter dated 1 October 2020 PDF, 264KB
The objections/representations period ran from 21 April 2021 to 14 May 2021.The objections/representations period is now closed. Further information about the Secretary of State’s decision will be published here when it is available. The inquiry will begin at 10am Tuesday 2 November 2021 at the Gateway, Gatehouse Road, Aylesbury, HP19 8FF.
This is the application letter made to the Secretary of State.
Original Open Space plan PDF, 183KB
This shows the unaffected open space, the open space that will be taken by the scheme, and the land to be provided as replacement open space.
This is the second letter sent to the Secretary of State which included the revised plan which shows the correct extent of the unaffected open space, the open space that will be taken by the scheme, and the land to be provided as replacement open space.
Revised open space plan PDF, 194KB
This shows the revised open space plan.
Notice PDF, 19KB
This is the Secretary of State for Housing, Communities and Local Government’s notice which confirms his intention to give a certificate in accordance with the provisions of section 19 of the Acquisition of Land Act 1981.
It includes the address to which any representations or objections can be sent and the deadline for doing so.
Paragraph 5 refers to the compulsory purchase order and the accompanying plan. Both plans can be viewed on this webpage under the heading ‘Compulsory Purchase Order (CPO)’. These are different to the open space plans.
Phase 2 consultation event
The SEALR Phase 2 consultation is now closed. The consultation lasted from 1 February to 26 February 2021. The SEALR Your Voice Bucks page and the information included on it are still available.
Following the closure of the consultation, we submitted a decision to the Leader of the Council to progress the scheme and have additionally produce a Consultation Response Document. This decision requested delegated authority to proceed with detailed design, to prepare and submitting a planning application, to begin negotiations for land, and for the consultation results to be noted. The leader of the council approved this decision on 19 March 2021. The results of the online feedback form can be viewed as Appendix 2 of the decision.
We have additionally prepared a Consultation Response Document which aims to respond to provide answers to common questions or issues that arose during the consultation.
This document contains our responses to common queries, questions, issues, and comments that we identified during the SEALR Phase 2 consultation.
Please email email@example.com if you have any queries or comments on SEALR Phase 2.
We hosted a live Questions and Answers (Q&As) session via Microsoft Teams from 18:00-19:30 (6pm-7.30pm) on 15 February 2021. Watch the recording of the live event.
Phase 2 of the South East Aylesbury Link Road (SEALR) forms a key part of the aspirational Aylesbury Orbital Link Roads. This project is a proposed addition to the original SEALR Phase 1 (between A413 Wendover Road and B4443 Lower Road). It will deliver approximately 450 metres of dual carriageway from the future Lower Road roundabout westwards. At the western end of Phase 2, we will construct a new roundabout. This will connect to future road links, such as the Stoke Mandeville Relief Road and the South West Aylesbury Link Road. Phase 1 (the 1.2 kilometres between Wendover Road to Lower Road) and Phase 2 (the 450m from Lower Road to the new roundabout) will be delivered as one ‘programme’ of work.
HS2 had planned to deliver this project as part of the realigned A4010. Buckinghamshire Council is taking control over delivery of this approximately 450 metres section. We will provide it as a dual carriageway with a roundabout. This will ensure that the full Aylesbury Orbital can be achieved in the future via provision of a link to the South West Aylesbury Link Road.
The current timescales associated with SEALR Phase 2 are:
Preliminary design complete: Autumn 2021
Planning submission: Winter 2021/2022
Detailed design complete: Spring 2022
Start of construction: Autumn 2022
End of construction: Autumn/Winter 2023
Aylesbury Orbital Link Roads
Both Phase 1 and 2 of the SEALR will form part of the proposed Aylesbury Orbital Link Roads. This has been a longstanding aspiration of the Council. Through Phase 1, the project will connect to the Southern Link Road. The Phase 2 roundabout will provide the connection for the future South West Aylesbury Link Road. The Orbital will help to reduce congestion within Aylesbury by directing traffic around the town.
Aylesbury Garden Town
The AGT Masterplan was adopted by Buckinghamshire Council in summer 2020. It sets out a 30-year strategy (up to 2050) for making Aylesbury a greener, more sustainable and attractive place to live. Two new cycleways will be provided by SEALR Phase 2 to enhance walking and cycling. The project will also feature extensive landscaping. This will help keep the character of the area as green as possible, and both enable and promote more sustainable travel in Aylesbury.
At the western end of the project, SEALR Phase 2 will connect to the Stoke Mandeville Relief Road. HS2 will contribute some funding towards the total cost of Phase 2.
We have included the following links to plans that have been produced for this project:
SEALR Phase 1 and Phase 2 PDF, 208KB
This plan shows an overview of the original SEALR Phase 1 and the new project, SEALR Phase 2 and how it fits into the local context.
SEALR Phase 2 preliminary design PDF, 597KB
This plan shows the preliminary design of the SEALR Phase 2. This has been produced by AECOM.
The design explained
The SEALR Phase 2 design features approximately 450 metres of new, 40mph, dual carriageway. This will extend from the Phase 1 junction on Lower Road westward to a new roundabout. This new roundabout will connect SEALR Phase 2, the Stoke Mandeville Relief Road, and the future South West Aylesbury Link Road.
Landscape and noise mitigation
We will install a 3-metre-high grass embankment which will act as a noise/visual mitigation embankment. This will help to reduce traffic noise from the project at the Mandeville Park estate and will provide visual shielding of the road. A mixture of grasses, low-level hedges, and trees will be planted to ensure that the project is integrated into the surrounding landscape as far as possible.
Walking and cycling
Since the SEALR Phase 2 will sever a Public Right of Way (PRoW), this will be diverted along the length of the road with a crossing. Another crossing will be installed on the South West Aylesbury Link Road arm. The project will construct two new cycleway/footways. One will be between SEALR Phase 2 and the noise/visual embankment. The second will be behind the embankment and connect to the Mandeville Park development.
We will achieve a 10% net gain in biodiversity when we deliver the SEALR Phase 2. This means that the existing ecology of the area will be improved by the enhancement of existing habitats and the creation of new habitats. These new habitats will include ponds, woodland and species-rich grasslands. Additionally, tall growing tree species will be planted to provide a barrier between the road and other habitats. Bats and birds will use these trees to fly at greater height over the road. A ‘mammal pass’ will also be provided. This will be a small tunnel beneath the road that will allow small mammals to cross reach the other side without crossing the highway itself.
Flood and drainage
The project is close to the Stoke Brook and the surrounding area is susceptible to flooding. SEALR Phase 2 will include sustainable drainage features to ensure any impact is mitigated.
SEALR Phase 2 will provide the following benefits to the local community:
- reduce congestion in Aylesbury by directing traffic around the Orbital Link Road
- improve walking and cycling by providing two new cycleway/footways
- provide a key link on the Aylesbury Orbital Link Roads
- enhancing local ecology by achieving a 10% net gain in biodiversity
We have completed the following work on the project:
- AECOM have been appointed to take forward the planning application, design, and the business case.
- Funding has been confirmed through HS2 Ltd. and the Local Growth Fund (via the Buckinghamshire Local Economic Partnership).
- The first consultation took place from 1st November 2017 to 8 December 2017.
- Refinements to the project following the consultation have been completed.
- The updated project designs were presented at a second public consultation on the 17th July 2018.
- Surveying of land to inform design has been completed.
- Transport modelling to further inform design has been completed.
- Contractors have been appointed for Early Contractor Involvement.
- The planning application was submitted on 20th March 2020 and has completed a first consultation period. Due to amendments to the information provided, a second consultation period will be required.
- The project team has begun planning utility diversions with UKPN, Thames Water, Vodafone and Virgin Media.
- Trial holes have been undertaken to determine the location of a Thames Water main.
- We submitted an EIA addendum to the planning system which responded to comments raised during the first statutory consultation period.
- Detailed design of the scheme is underway.
- The planning application received unanimous approval from the Strategic Sites Committee on 11 February 2021.
- The Secretary of State for Housing, Communities and Local Government has confirmed his intention to give a certificate allowing the Council to replace the open space land.
- The objections/representations period for the Section 19 certificate process was live from 21 April 2021 to 14 May 2021.
- The post-committee report for planning has been published.
- The pre-inquiry meeting has been held.
- AECOM have been appointed to take forward the planning application and design.
- We have begun working on the preliminary design with AECOM.
- AECOM are drafting the Phase 2 planning application.
- Traffic modelling work has been started.
- Several surveys have been conducted. These surveys include ecological surveys (bats, Great Crested Newts), utility trial holes, and a groundwater investigation.
- An online public consultation was be held from the 1 February 2021 to 26 February 2021.
- An online Questions and Answers event was held on 15 February 2021.
- The leader of the council approved a decision to note the results of the consultation, prepare and submit a planning application, proceed with detailed design, and begin negotiations for land.
- Detailed design to be completed.
- Discussions with landowners will continue in the hopes of reaching negotiated settlements and complete purchase of land required.
- The CPO/SRO/Section 19 inquiry will be held on 2 November 2021 at the Gateway.
- The planning application will be submitted in Winter 2021/22.
- Detailed design to begin once the preliminary design is finalised.
Plans of the scheme
View the proposed layout of the South East Aylesbury Link Road.
SEALR Phase 1 general arrangement PDF, 629KB
This is the design submitted to the planning authority.
SEALR Phase 2 preliminary design PDF, 597KB
This is the first preliminary design of Phase 2.
SEALR transport links PDF, 710KB
This shows the transport links provided by both phases of the SEALR.
More detailed plans of Phase 1 can be found on the planning portal using the search reference CC/0015/20).
Whilst advanced, these designs are not finalised and may be updated following statutory consultation and/or the detailed design process.
View the exhibition board plans from the Phase 1 public event on the 17 July 2018.
Below is a video simulation of how the SEALR may look:
Telephone: 01296 395 000
Last updated: 20 October 2021