LOCAL PLAN (AS SAVED AND EXTENDED (2007) AND REPLACED BY THE ADOPTED CORE STRATEGY JULY 2008 AND DELIVERY AND SITE ALLOCATIONS PLAN JULY 2013) - FOREWORD
The Planning and Compulsory Purchase Act 2004 (‘the Act’) made provision for the policies in the Wycombe District Local Plan 2004 to continue to constitute the Development Plan for a transitional period of three years from the commencement of the Act, until 27 September 2007. Local Planning Authorities were able to apply to the Secretary of State to request a Direction under paragraph 1(3) of Schedule 8 to the Act that the Local Plan policies be saved beyond this date.
Following an a application by the Council to the Secretary of State, a Direction was made by the Government Office for the South East dated 26 September 2007 in which the Secretary of State identified which Local Plan policies were to be saved beyond 27 September 2007.
The Council embarked upon production of the Local Development Framework (LDF) in 2004 and submitted the first part – the Core Strategy
– to the Government for examination in 2006. The Core Strategy was found sound upon examination and adopted by the Council in July 2008. In 2013 the Council also adopted the Delivery and Site Allocations plan. Upon adoption of both of these documents a number of polices contained within the local plan were replaced.
This consolidated version of the Local Plan identifies the policies that have been saved and are still extent as part of the Development Plan.
The policies that have not been saved or have been replaced by policies in the Core Strategy or Delivery and Site Allocations Plan do not appear in this document, as they are no longer part of the Development Plan.
A list of the policies not saved in the Local Plan can be found below.
I
LOCAL PLAN (AS SAVED AND EXTENDED (2007) AND REPLACED BY THE ADOPTED CORE STRATEGY JULY 2008 AND DELIVERY AND SITE ALLOCATIONS PLAN JULY 2013) - FOREWORD
List of policies NOT saved Employment
- E1 New Employment Generating General Development Development in the District - G1 Environmental Assets - E4 Existing Scattered Employment - G2 Developer contributions Generating Sites - G4 Development Briefs - E5 Badly Sited Users - G5 Design Statements - E9 Home Working - G6 The Character of Large Scale Development Retailing - G9 Access for people with Disabilities - S1 New Retail Development - G13 Pollution and Nuisance - S2 Retail Warehouse Provision - G14 Air Quality - S3 Primary Shopping Frontage Zones - G17 Hazardous Substances - S4 Secondary Shopping Frontage Zones - G18 Contaminated Land - S5 Local District Centres - G20, G21 Development within the Floodplain Town Centres - G22, G23 Surface and Groundwater protection - TC1 General Town Centres Policy - G24 Renewable Energy - HW1 Western Sector - G27 Art in the Community - HW2 Brook Street / Bridge Street - HW3 West End Road/Desborough Road Housing - HW4 Dovecot/Oxford Road - H3 Housing Development (general - HW5 Lily’s Walk/ Rutland Street/ Suffield location) Road (Former Gas Work) - H5 Phasing of new development (note - HW6 Pedestrian Priority Area however: policy H4 still extent) - HW7 Railway Station - H7 Design of New Residential - HW8 Swan Frontage Development - M1 Pedestrian and Cyclist Priority - H12 Special Needs Housing - M3 Rear Servicing - H13 Affordable Housing - M4 Riley Road - H16 Residential Enhancement Zones - M5 Portlands - H20 Provision of Open Space - M6 Quoitings Square/ Christ Church – - H22 Vacant Properties Oxford Road - H23 Lock Island - PR1 Environmental Enhancements - H25 Travelling Show people - PR2 Land Fronting New Road - H26 Gypsy Accommodation
II
LOCAL PLAN (AS SAVED AND EXTENDED (2007) AND REPLACED BY THE ADOPTED CORE STRATEGY JULY 2008 AND DELIVERY AND SITE ALLOCATIONS PLAN JULY 2013) - FOREWORD
Transport Heritage - T1 Accessible Development and - HE4 Changes of Use of Listed Buildings Sustainability - HE7 Use of Materials in Conservation - T3 Developer Contributions Areas - T7 Public Transport - HE9 Article 4 Directions - T9 and T10 Bourne End to High - HE16 Blinds on Shop Fronts Wycombe Disused Railway Line - HE17 Conservation Area Enhancement - T11 Railways
- T14 Traffic Management in Rural Areas Recreation and Tourism - T16 Green Travel - RT1 Protection of Existing Recreational - T18 Road Schemes/ Improvements and Leisure Facilities - T19 Motorway Service Areas - RT2 Future Leisure Provision - RT4 Commercial Leisure The Countryside and the Rural Economy - RT6 Hotel Sites - C1 Protection of the Best Agricultural - RT12 Bourne End Marina Land
- C3 Community Facilities in Rural Areas Community Facilities - C5 Agricultural and Forestry Dwellings - CF1 Community Facilities - C13 Replacement Dwellings in the - CF2 Loss of Community Facilities Countryside - CF4 Meeting Halls and Places of
Worship Green Belt - CF5 Educational Land and Buildings - GB3 Development Adjoining the Green - CF6 Traffic and Schools/ Colleges Belt
- GB8 Re-use and Adaptation of Buildings in the Green Belt Appendices - Appendix 10 Road Schemes / Transport Landscape and Nature Conservation Improvements
- L3 Green Space
- L5 River Environments
- L7 Nature Conservation and Biodiversity – Statutorily Protected Sites - L8 Nature Conservation and Biodiversity – non-statutorily Protected Sites - L9 Other Nature Conservation and Biodiversity Features
III
LOCAL PLAN (AS SAVED AND EXTENDED (2007) AND REPLACED BY THE ADOPTED CORE STRATEGY JULY 2008 AND DELIVERY AND SITE ALLOCATIONS PLAN JULY 2013) - FOREWORD
IV
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
FOREWORD
This Plan, adopted in January 2004, replaces the Wycombe District Local Plan adopted in July 1995. It provides up-to-date land use policies and proposals to guide development up to 2011.
At the outset of the preparation of this new Plan the Council gave a commitment that it would embrace sustainability as the guiding principle in balancing competing pressures for development with environmental protection. The Plan seeks to make the best use of urban land, to achieve high quality development, and to encourage the use of sustainable means of travel. New development will be expected to make the necessary contributions to local services and facilities.
The Plan has benefited from a high degree of local community interest and involvement. This included extensive consultation on Pre-Deposit strategic issues, the Deposit Draft Plan, and Pre-Inquiry Changes. This was backed by a series of Local Plan `Briefing Newletters’. Objections to the draft Plan were considered by an independent Government Inspector at a public local inquiry during 2000 and 2001. I am pleased to say that, overall, the Inspector’s report was very supportive of the proposed strategy and policy framework.
I would like to thank all those who have taken an interest in the Plan and commented at the various stages. Those comments have been very valuable in shaping the policies and proposals in this adopted Plan.
I would also like to thank all the councillors, officers and colleagues from other organisations for all the hard work they have put into the preparation of this Plan over a number of years.
Adoption of this Local Plan comes at a period of major change in the planning system. As I write, Parliament is considering the Planning and Compulsory Purchase Bill and its new system of plan-making. Local Development Frameworks are likely to replace Local Plans and Structure Plans, and the Council is expecting to have to prepare its new Local Development Framework well before the end date of this Local Plan. The Council will react positively to these changes and seek to ensure its planning policies are kept up-to-ate in the light of changes at the local, regional and national level.
Councillor Mrs Betty Lay Cabinet Member for Planning Wycombe District Council
I
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) CONTENTS
Page
Chapter 1 – Introduction
- The District and Development Pressures 1 - Purpose of the Local Plan 1 - Why a New Local Plan is needed 2 - Sustainable Development 2 - Broad Development Strategy 4 - Preparation of the Local Plan 5 - Using this Local Plan 6 - Additional Guidance 7 - Implementation Resources 7 - Monitoring, Review and Timescale 7
Chapter 2 – General Development
- Introduction 9 - Policy Framework 9 - Development Strategy for Wycombe District 9 - Statement of Objectives 9 - Policy G3: General Design Policy 10 - Policy G7 Development in relation to local topography 11 - Policy G8: Detailed Design Guidance and Local Amenity 11 - Policy G10: Landscaping 12 - Policy G11: Trees and Hedgerows 13 - Policy G12: Waste Management 14 - Policy G15: Noise Pollution 16 - Policy G16: Light Pollution 16 - Policy G19: Water Resources 17 - Policy G25: Advertisements and Signs 17 - Policy G26: Designing for Safer Communities 18 - Policy G28: Telecommunications 19
Chapter 3 – Housing
- Introduction 21 - Policy Framework 21 - Chapter Objectives 22 - Policy H1: Housing Development (Housing Land Supply) 22 - Policy H2: Housing Development (Allocations) 23 - Policy H4: Phasing of New Housing Development 25 - Policy H6 Wycombe Marsh 27 - Policy H8: Appropriate Development Densities 29 - Policy H9: Creating Balanced Communities 30 - Policies H10, H11: The Protection of Existing Residential Accommodation and 30 Land - Policy H14: Affordable Rural Housing 31 - Policy H15: Houses in Multiple Occupation 33 III
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) CONTENTS
- Policy H17: Extensions and Other Developments within Residential 34 Curtilages - Policy H18: Conversions 34 - Policy H19: Residents’ Amenity Space and Gardens 35 - Policy H21: Residential Accommodation in Town Centres 36 - Policy H24: Caravans and Mobile Homes 36
Chapter 4 – Employment
- Introduction 37 - Policy Framework 37 - Chapter Objectives 39 - Policy E2: Existing Business Parks 39 - Policy E3: Employment Areas 39 - Policy E6: Wycombe Marsh 40 - Policy E7: The Princes Estate 40 - Policy E8: Stockwells Timber Yard, Ibstone Road, Stokenchurch 41
Chapter 5 - Retailing
- Introduction 43 - Policy Framework 43 - Chapter Objectives 44 - Policy S6: Local Shops 45 - Policy S7: Changes of Use of Shops to Non-Shop Uses 46 - Policy S8: Shop Front Design 46
Chapter 6 - Town Centres
- Introduction 49 - Policy Framework 49 - Trends & Issues 49 - Supplementary Planning Guidance 50 - Chapter Objectives 50 - Town Centre Management 51 - Marlow Town Centre 51 - Policy M2: Public Car Parks 51
Chapter 7 – Transport
- Introduction 53 - Policy Framework 53 - Chapter Objectives 54 - Integrating Transport Modes 55 - Policy T2: On-Site Parking and Servicing 55 - Policies T4: Pedestrian Movement and Provision 57 - Policies T5 & T6: Cycling 58 - Policy T8: Buses 60 IV
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) CONTENTS
- Policy T12: Taxis and Private Hire Vehicles 61 - Policy T13: Traffic Management and Traffic Calming 61 - Policy T15: Park & Ride 62 - Car Free and Car Reduced Housing 63 - Policy T17: Town Centre Parking 63 - Handy Cross M40/ A404 Interchange 64 - Cressex Island 64
Chapter 8 - The Countryside and the Rural Economy
- Introduction 67 - Policy Framework 67 - Chapter Objectives 67 - District-wide Countryside Policies 67 - Policy C2: Agricultural Permitted Development 68 - Policy C4: Extensions of Site Boundaries in the Countryside 68 District-wide Countryside Policies to be Read in Conjunction with Green 69 Belt Policies Where Appropriate - Policy C6: Farm Diversification 69 - Policies C7, C8: Re-use and Adaptation of Buildings in the Countryside 70 Countryside Beyond the Green Belt 72 - Policy C9: Settlements Beyond the Green Belt 72 - Policy C10: Development in the Countryside Beyond the Green Belt 73 - Policy C11: The Rural Economy 74 - Policy C12: Major Developed Sites in the Countryside 75 - Policy C14: Extensions to Dwellings in the Countryside 75 - Policy C15: Development within Residential Curtilages in the 76 Countryside - Policy C16: Hawks Hill/Harvest Hill 76
Chapter 9 - Green Belt
- Introduction 79 - Policy Framework 79 - Chapter Objectives 79 - Policy GB1: Safeguarded Land 79 - Policy GB2: Development in the Green Belt 80 - Policy GB4: Built-up Areas within the Green Belt 81 - Policy GB5: Replacement Dwellings in the Green Belt 83 - Policy GB6: Extensions to Dwellings in the Green Belt 84 - Policy GB7: Detached Outbuildings 85 - Policy GB9: Major Developed Sites within the Green Belt 86 - Policy GB10: Wycombe Air Park 87
Chapter 10 - Landscape and Nature Conservation
- Introduction 89 - Policy Framework 89 - Chapter Objectives 89 - Policy L1: The Chilterns Area of Outstanding Natural Beauty 89 V
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) CONTENTS
- Policy L2: Areas of Attractive Landscape and Local Landscape Areas 91 - Policy L4: Incidental Open Space 92 - Policy L6: Woodlands 92
Chapter 11 – Heritage
- Introduction 95 - Policy Framework 96 - Chapter Objective 96 - Listed Buildings 96 - Policy HE1: Demolition of Listed Buildings 97 - Policy HE2: Alterations and Extensions to Listed Buildings 98 - Use of Materials 99 - Policy HE3: Development Affecting the Settings of Listed Buildings 99 - Policy HE5: Local List Buildings 99 - Conservation Areas 100 - Policy HE6: New Development in Conservation Areas and Conservation Area Character Surveys 100 - Policy HE8: Demolition of Unlisted Buildings in Conservation Areas 102 - Policy HE10: Burgage Plots and Historic Plots and their Boundaries 102 - Policy HE11: Development Adjoining Conservation Areas 102 - Trees in Conservation Areas 103 - Shop Fronts and Advertisements in Conservation Areas 103 - Policy HE12: Shop Front Design in Conservation Areas 103 - Policy HE13: Advertisements and Shop Signs in Conservation Areas 104 - Policy HE14: Illumination of Signs in Conservation Areas 105 - Policy HE15: Security Shutters 105 - Ancient Monuments and Archaeology 105 - Policy HE18: Scheduled Ancient Monuments 106 - Policy HE19: Archaeology – Unscheduled Sites and Monuments 106 - Parks and Gardens of Special Historic Interest 107 - Policy HE20: Parks and Gardens of Special Historic Interest 107
Chapter 12 - Recreation and Tourism
- Introduction 109 - Policy Framework 110 - Chapter Objectives 110 - Policy RT3: Playing Pitch Provision 110 - Policy RT5: Recreational Uses in the Countryside 111 - Visitor Accommodation 112 - Policy RT7, RT8: Bed & Breakfast /Serviced Accommodation 112 - Policy RT9: Camping and Caravanning 114 - Policy RT10: Storage of Caravans 115 - Policy RT11: Mooring and Boating Facilities on the River Thames 115 - Policy RT13: Recreation and the River Thames and its Tributaries 116 - Policy RT14: The Thames Path National Trail 116 - Policy RT15: The Ridgeway Path 117 - Policy RT16: Golf Courses and Driving Ranges 118 - Policy RT17: Horse Related Facilities 119 VI
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) CONTENTS
- Policy RT18: Allotments 121 - Policy RT19: Little Marlow Gravel Pits 121
Chapter 13 - Community Facilities
- Introduction 125 - Policy Framework 125 - Chapter Objectives 125 - Policy CF3: Community Based Health Facilities 125 - Policy CF7: Burial Grounds 126
Figures
- Figure 1 Wycombe District Local Plan – Plan Boundary Ix - Figure 2 District Map Showing Proposals Map Insets x
Tables
- Table 1 Local Plan Preparation Procedure 5 - Table 2 Indicators and Targets 8 - Table 3 Housing Land Supply 22 - Table 4 Maximum Residential Parking Standards in Public Transport Accessibility Zones 1-5 171 - Table 5 Maximum Non-Residential Parking Standards in Public Transport Accessibility Zones 1-5 172 - Table 6 Principal Cycle Parking Standards for the Five Public Transport Accessibility Zones 176
Appendices 127
Appendix 1 - Residential Design Guidance 129 Appendix 2 - Development Principles 143 Appendix 3 - Development Briefing 151 Appendix 4 - Design Guidelines for Extensions 155 Appendix 5 - Affordable Housing: Occupancy Criteria 159 Appendix 6 - Local Housing Need: Rural Areas 161 Appendix 7 - Open Space 163 Appendix 8 - Accessibility Zones 165 Appendix 9 - Parking Standards 167 Appendix 11 - Areas of Attractive Landscape and Local Landscape Areas 183 Appendix 12 - Areas and Sites of Nature Conservation Interest 185 Appendix 13 - Conservation Areas/Parks and Gardens 187 Appendix 14 - Scheduled Ancient Monuments 189
VII
WYCOMBE DISTRICT LOCAL PLAN – PLAN BOUNDARY
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) IX
WYCOMBE DISTRICT LOCAL PLAN TO 2011 PROPOSALS MAP
For ease of use, the Proposals map has been divided into a number of sections. The areas are shown on the diagram below.
The maps are printed back to back as follows:- Sheet 1 Sheet 1 and Princes Risborough Inset Sheet 2 Stokenchurch Inset Lane End Inset Sheet 3 and Sheet 4 High Wycombe Town Centre Inset and Marlow Town Centre Inset Princes Risborough Town Centre Inset
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) x Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013
INTRODUCTION
INTRODUCTION the population, with a reduction in the The District and Development Pressures number of children and young people (under 18 years) and a big increase in the number of people over retirement age. In 1.01 Wycombe District encompasses extensive 1991 these people comprised 15% of the rural areas, together with the major urban population, while in 2011 they are centre of High Wycombe, the riverside expected to form 23% of the total town of Marlow, the rural settlements of population. Princes Risborough, Stokenchurch and Lane End, and many villages and 1.05 Despite this fairly static population, communities, each with distinct identities. national household projections have identified a reduction in household size. 1.02 Extending to approximately 32,360 Taking these projections into account the hectares (124.9 square miles), the District County Council has identified that the is subject to considerable development resident population of the District will pressures in both urban and rural areas. require some 12,200 additional dwellings This is because of its attractive between 1991 and 2011 if locally environment, its location in the South- generated housing demands are to be East, its proximity to Heathrow, and its met. However, due to environmental good position on the national motorway constraints and the inadequacy of local network, including the M40. transportation systems, the adopted Buckinghamshire County Structure Plan 1.03 One of the District Council’s principal (which provides the strategic context for planning tasks is to reconcile this Local Plan) has identified that only development pressure with the protection 60% (7200 homes) should be provided. and enhancement of the environment. At April 1999 some 2663 additional The Metropolitan Green Belt covers 48% dwellings had been provided. of the District and 71% is within the Chilterns Area of Outstanding Natural 1.06 The economic base of the area is centred Beauty (AONB). The District’s residential on High Wycombe and Marlow. The areas are varied and attractive. There are traditional industries were furniture and 60 Conservation Areas, usually based on paper production. Modern service a village or hamlet, but also including the industries have been attracted to the historic centres of the larger towns. The District and include nationally known firms District has numerous Listed Buildings, such as Dun and Bradstreet, Saab, Volvo, archaeological sites and a rich diversity of and Rank Hovis Research. Particularly wildlife habitats. The River Thames along strong areas are Information Technology the District’s Southern boundary, together and the pharmaceutical industry. with its tributary the River Wye, is a Agriculture is an important industry locally significant environmental and recreational and many small firms have developed an resource. association with it. Overall, the local economy is strong and diverse and is 1.04 The County Council’s 1994 based modernising to meet market conditions. population projections expect a 1% drop in New development is however mainly the District’s population between 1991 and directed to the re-use of existing 2011. The Registrar General’s midyear employment land and the opportunities for estimates indicate that Wycombe’s new employment sites are limited. population rose from 159,800 in 1991 to 164,100 in 1995, but had fallen by 1998 to Purpose of the Local Plan 163,400. This indicates that the expected The Wycombe District Local Plan to 2011 reduction in the population by 2011 is 1.07 has been prepared by Wycombe District likely to take place, mostly as a result of Council in accordance with the Town & net out migration. The County Council Country Planning Act 1990 (as amended estimates a change in the age structure of 1
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013
INTRODUCTION
by the Planning & Compensation Act Wycombe urban area, in particular, as 1991). The 1991 Act made preparation of one of three growth centres in the District-wide Local Plans mandatory for all County (the other two being Aylesbury areas, and resulted in the production of and Milton Keynes). The Local Plan the Adopted Wycombe District Local Plan has to show the best way of (July 1995) for the District. Full guidance accommodating this growth; and on the preparation of Local Plans is given in Planning Policy Guidance Note 12: (3) The Deposit Local Plan gave the Development Plans and Regional District Council the opportunity to Planning Guidance (PPG12, December consider a range of new issues and 1999). Planning Policy Guidance Notes which had emerged since the existing Local 1.08 The role of Local Plans, as set out in Plan was adopted. These include PPG12, is to provide a framework for advice that: sound and effective development control, and to make adequate provision for • the planning system and development, whilst protecting the development plans in particular environment. PPG12 sees development should help to ensure that plans as contributing towards the development and growth are Government’s objective that development sustainable; and growth are sustainable. • best use is made of recycled urban 1.09 The Local Plan provides a clear and up-to- land; date framework of planning policies in order to guide planning decisions made • concerns about the environmental, under Section 54A of the Town and economic and social problems Country Planning Act, and seeks to caused by private car use should provide certainty to landowners, the be addressed; general public, and developers about the future of land use in the District up to the • the effect of inappropriate year 2011. The Local Plan therefore will development on the character of run to the same period as the County the District should be addressed; Structure Plan. and
Why a new Local Plan is needed • community benefits from development should be maximised 1.10 There are a number of reasons why the in order to improve people’s quality District Council decided to review the of life. adopted Wycombe District Local Plan. These are: Sustainable Development
(1) The Local Plan should provide an up- 1.11 Sustainable development can be defined to-date framework for the future as: development of the District over a 10 ‘Development that meets the needs of the year period to give certainty to present without compromising the ability residents, businesses and other of future generations to meet their own interested parties. The previous needs’. Adopted Local Plan only covered the period to 2001; 1.12 At an international level, concern for the environment has been growing for a (2) The Adopted Buckinghamshire County number of years. There has been a Structure Plan (March 1996) covers growing realisation that to protect the the period 1991-2011. It identifies the planet for future generations, environment need for additional housing within and development issues needed to be Wycombe District, with the High dealt with together in a balanced manner. 2
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013
INTRODUCTION
At the Rio Earth Summit in 1992, an • Directing development and promoting Action Plan for sustainable development, agricultural practices to protect and ‘Agenda 21’, was drawn up to address the enhance the countryside and wildlife; world’s social, environmental, and economic concerns. Two thirds of the • Improving energy efficiency and actions set out in Agenda 21 need to be tackling waste; carried out at a community level. Local Authorities therefore have a crucial role to • Working with others to achieve play in achieving its aims, and have been sustainable development called upon to develop their own Agenda internationally. 21. In so far as these matters are relevant to 1.13 The European Union’s Fifth Action land use planning, these aims and Programme complements the Rio priorities are incorporated into this Plan. Declaration and Agenda 21. The EU is 1.15 The Government’s approach to exerting increasing influence over British sustainable development is set out in planning through its policies on Planning Policy Guidance Notes environmental, social and economic 1: General Policy and Principles (PPG1, protection and enhancement. February 1997), 3: Housing (PPG3, March 2000), 6: Town Centres and Retail 1.14 The Government’s commitment is set out Developments (PPG6, June 1996), 13: in “A Better Quality of Life: A Strategy for Transport (PPG13, March 2001); and Sustainable Development for the United Regional Planning Guidance for the South Kingdom” (1999). The strategy has 4 East (RPG9, March 2001). main aims which are: 1.16 In response to the above, ‘Wycombe 21 - • Social progress which recognises the The Strategic Plan for Wycombe District’ needs of everyone; was launched in 1997. Its vision is of a continually improving quality of life for • Effective protection of the each and every one of the District’s environment; residents, and of a community which works together for the benefit of all. In • Prudent use of natural resources; and order to achieve this, Wycombe 21 has concentrated on four key areas which are: • Maintenance of high and stable levels of economic growth and employment. (i) A caring community;
For the UK there are 7 priorities for the future (ii) A healthy environment; which are: (iii) A thriving economy; and • More investment in people and equipment for a competitive economy; (iv) Value for money.
• Reducing the level of social exclusion; Strategic aims have been developed for each of the four key areas. These aims • Promoting a transport system which provide the framework for this District provides choice, and also minimises Council’s Agenda 21 locally. environmental harm and reduces The Local Plan sets out to achieve the congestion; aims of Wycombe 21, by seeking the
• creation of: Improving the larger towns and cities to make them better places to live and ‘A sustainable planning framework that work; contributes positively to the pattern of development in the District, balancing the
3
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013
INTRODUCTION
well-being of the District’s residents and impact on the environment; their needs for homes and jobs with (ii) to protect and enhance the natural environmental constraints. The self- environment of the District and sufficiency of communities should be improve the quality of air and water so improved, and, by so doing, the need to that the area’s biodiversity is enjoyed travel reduced.’ by future generations; 1.17 In accordance with the Council’s (iii) to provide housing which meets the resolution in September 1996, the needs of the local population, reflects preparation of this new Local Plan has local distinctiveness and takes account been undertaken in conjunction with of community identity; extensive sustainability testing. The environmental appraisal of the Adopted (iv) to improve recreation, retail and District Local Plan in 1995 laid the leisure facilities in accessible foundations for this work, which has been locations; used to inform later stages in the process, (v) to pursue high and stable levels of notably the ‘Comparative Site employment in a modern, diverse and Assessment’ of strategic sites and the thriving economy; more detailed sustainability appraisal of (vi) to encourage alternative forms of the Deposit Draft. transport to the private car as part of an integrated transport strategy for the 1.18 The methodology and the results of the District; appraisal are contained in the (vii) to ensure that community benefits Sustainability Appraisal which was made necessary by new development published with the Deposit Draft to enable are provided, including affordable the environmental implications of the new housing, community facilities, plan to be fully understood. The recreation facilities and local transport Sustainability Appraisal is an integral part improvements; and of the preparation of this Plan and the two (viii) to protect and enhance the should be read in conjunction for a fuller District’s built environment to provide a understanding of the background to the safe, high quality living environment policies. that respects the District's heritage. 1.19 The process continued through the Pre- 1.21 In applying these development principles Inquiry changes stage: appraisal is an at the local level, the following locational ongoing and integral part of Plan principles have been established: preparation. The Local Plan is more (i) to ensure the continued protection of robust as a result. It has been thoroughly the Metropolitan Green Belt as assessed for the compatibility of its currently defined and the landscape policies as well as for its contribution to quality of the Chilterns Area of sustainable development, and its policies Outstanding Natural Beauty (AONB); are more fully justified and explained. (ii) to maintain a broad balance between Broad Development Strategy the location of employment opportunity and homes in order to discourage high 1.20 Taking account of the approved levels of commuting; and Buckinghamshire County Structure Plan, (iii) to adopt a sequential approach to the Government Planning Policy Guidance location of new development which and the Council’s vision to create a gives priority to reusing previously sustainable planning framework, the developed sites, with the aim of following key development principles have achieving the Government’s target that been identified: 60% of new housing development should come forward from this source. (i) to promote sustainable forms and locations of development which 1.22 Through the application of these general minimise energy consumption and development principles and their 4
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013
INTRODUCTION
implementation through more detailed 1.26 Consideration has also been given to policies, future development will be guidance contained in RPG9 as well as directed to the existing main centres of guidance issued by the Countryside population within the District. Commission, English Nature, English Heritage, the Environment Agency and 1.23 As a result, a broad pattern of other national bodies. development has been established which: 1.27 The Local Plan is required to be in general (i) directs the majority of new conformity with the Buckinghamshire development to the High Wycombe County Structure Plan, (adopted March area (which is defined in the approved 1996), which provides the strategic County Structure Plan as the area framework for development for the District, excluded from the Green Belt, including housing and employment. incorporating High Wycombe, Hazlemere, Tylers Green, Downley, 1.28 Preparation of the Local Plan gives local Loudwater and Wooburn Green); communities and the development industry the opportunity to participate in (ii) seeks to carefully plan a limited deciding future planning policy, especially extension of Princes Risborough where development should be beyond the Metropolitan Green Belt accommodated. The procedure for the and Chilterns AONB. This progression of this Local Plan to Adoption development must link with the is laid out in the 1990 Act and illustrated in existing town, physically and at a Table 1. community level; and
(iii) places an emphasis on the District’s town centres to play a full role in the Table 1: Local Plan Preparation Procedure economic, social and cultural well being of the District. The town centres Pre-Deposit Issues Report – May 1997 should be the main locations for development involving significant movements of people, with the Public Consultation greatest potential for the expansion of existing town centres being in High Wycombe. PET Committee: 17 November 1997
1.24 The above general development and Comparative Site Assessment/Urban Capacity locational principles should be read in Studies conjunction with the specific objectives relating to each of the topics covered by the Local Plan, contained at the beginning Strategic Land Allocations: Public of individual chapters. Meeting/Presentation 2 April 1998
Preparation of The Local Plan PET Committee: 7 April 1998 1.25 In preparing the Local Plan, the District Agreed broad development strategy and strategic Council has taken into consideration land allocations current Government Guidance in the form of Planning Policy Guidance Notes (PPGs), and the Good Practice Guide Approval of the new Deposit Local Plan chapters; (1992). PPGs may well be updated during PET Committees: 15/18 June, 28 July, 21 the lifetime of the new Adopted Local Plan September, and 19 October 1998 which will require the Local Authority to continue to monitor the Plan to ensure that Deposit Local Plan it remains up to date. 5
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013
INTRODUCTION
1.32 The Written Statement contains policies to guide the use and development of land Public Consultation : which are presented in emboldened upper 4 December 1998 – 29 January 1999 case, each with its own reference number. Consider and negotiate representations These are preceded by explanation and justification paragraphs in lower case. Pre-Inquiry Changes March 2000, June 2000 1.33 Policies appearing in any part of the Written Statement may be applicable to a Public Local Inquiry Oct 2000-Oct 2001 development proposal. The contents page lists all policies in the Local Plan, and should be referred to in order to Inspector’s Report December 2002 identify relevant policies. The Written Statement has been structured in this way
in order that all development proposals Statement of Decisions June 2003 can be judged against the full range of environmental and other controls. This Proposed Modifications June 2003 reflects the District Council’s concern to achieve high quality design and high environmental standards in all Public Consultation 27 June – 22 August 2003 developments.
1.34 The Proposals Map shows the entire Statement of Decisions 3 November 2003 District Council area which is the subject of this Local Plan. For ease of reference it Intention to Adopt the Local Plan 19 December has been divided into sheets as shown in 2003 Figure 1, and there are 6 insets. 1.35 The Written Statement and Proposals New Wycombe District Local Plan to 2011 Map should be read together to achieve Adopted 19 January 2004 full understanding of the District Council’s policies. In the unlikely event of a contradiction between them, the provisions of the Written Statement 1.29 Throughout this process of plan prevail. Some areas of the Proposals preparation the District Council has, and Map have no specific notation. continues to be, committed to achieving Development on these sites will be subject the maximum public understanding and to the policies outlined in Chapter 2: involvement in the plan-making process. General Development, and any other relevant policies in this Local Plan. 1.30 Under the guidance of Circular 18/91, Local Authorities may incorporate existing 1.36 In addition to the above, the policies and policies from previous Local Plans into supporting text contained within this Local new District-wide Local Plans. Because Plan must be read as part of the whole the previous Wycombe District Local Plan document, rather than taken out of was adopted so recently, ie, July 1995, context, and used in isolation. many of the detailed policies are relatively up to date, and are therefore included 1.37 In producing a Local Plan it is appropriate within this Local Plan where they are still to break the policies down into discrete considered to be appropriate. chapters. Inevitably, policies relating primarily to urban areas will appear Using this Local Plan separately from those in respect of rural areas. This could be considered divisive. 1.31 The Local Plan consists of a Written However, the Plan should be read Statement and a Proposals Map. together as a whole and it is a desire of 6
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013
INTRODUCTION
the Council to promote closer links programme. It establishes the way that between town and country. Whilst there the District Council would like to see the are policies in this Plan which protect the area develop to the year 2011, and countryside this is for the benefit of the provides the planning framework for population of the entire District. development and investment decisions Furthermore there are policies in this Plan made by both the public and private that seek to protect the natural sectors. environment within urban areas in order to maintain links with the countryside. 1.43 It is, however, essential that development provides for the community, 1.38 Cross-references to other policies, transportation, recreational and social paragraphs and the Proposals Map, housing needs that it generates. This is of Appendices or other maps throughout the growing importance as the ability to policies themselves and the supporting accommodate change and development text are for guidance only. This does not within the District becomes increasingly mean that other parts of the Local Plan difficult, as a result of the limitations are of less significance. placed on public services such as transport, schools and sports facilities. 1.39 Documents such as Planning Policy Guidance Notes (PPGs), Circulars and 1.44 The requirement that development must Regional Planning Guidance (RPGs) may meet its wider impacts is made in the well be updated during the lifetime of this knowledge that the Government requires Local Plan, and will be taken into account. planning gain to be reasonable, relevant and related to the development itself. Additional Guidance However, the resources previously available to local communities from the 1.40 The Secretary of State sees a continuing public sector are no longer available to role for Supplementary Planning Guidance subsidise the local impact of development for development control requirements which must therefore now be far more which are inappropriate for inclusion in a accountable. Local Plan because they are too detailed, or are liable to frequent change. When Monitoring, Review and Timescale such guidance has been prepared in consultation with the public, has been 1.45 The District Council will continue to made the subject of a Council resolution, monitor its policies and proposals, with and is kept publicly available, the due regard given to Monitoring Secretary of State will be prepared to take Statements including those produced by account of it in matters which come to him the District Council on an annual basis. for decision. The set of indicators and targets set out below in Table 2 will be employed. 1.41 Supplementary Planning Guidance published prior to the Local Plan has 1.46 Finally, although this Local Plan has been largely been referred to in this Local Plan designed to control development within to provide the fullest information. The the District to 2011, many of the Local District Council is committed to the Plan’s policies such as the protection of preparation of further guidance with both the Green Belt, and the identification of the community and development industry, Safeguarded Land will have a relevance and through ‘development briefing’ will stretching far beyond the projected Local seek to ensure high quality design, local Plan period. Many policies have been distinctiveness and high environmental framed with longer timescales in mind, standards. and will accordingly be given full weight in Implementation Resources development control decisions until such a time as they are replaced/modified by a 1.42 The Local Plan is not a financial future Local Plan for the District, post 7
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013
INTRODUCTION
2011.
Table 2: Indicators and Targets
Indicator Target
1. Percentage of At least 70% of all new
new homes built on dwellings to be built on
previously developed previously developed
land. land.
2. Meeting approved Annual monitoring of Structure Plan housing land availability Housing Target of to illustrate progress in 7200 dwellings 1991- achieving phasing 2011. targets set out in Policy H4. 3. Provide Achieve at least 30% affordable housing affordable housing on through the planning strategic sites completed system. in the previous 12 months. Achieve overall target of at least 550 affordable dwellings on all strategic sites 2001-2011. 4. Maintain No net loss of employment land. employment land across the previous 12 months other than in accordance with policy. 5. Transport Obtain developer Infrastructure. contributions to support the Local Transport Plan. 6. Community Secure community Facilities facilities on strategic sites, where need is identified, developed in previous 12 months, and protect all existing community facilities unless a need can no longer be demonstrated. 7. Leisure/tourism No loss of designated facilities green space other than in accordance with policy. 8. Hotel bedspaces Complete 210 bedspaces up to 2011.
8
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
2. GENERAL DEVELOPMENT car travel.
2.05 Within the framework set by the County Introduction Council’s strategies and by previous commitments, this Local Plan seeks to 2.01 The policies set out within this chapter are contribute towards the national objective applicable to all development, including of ensuring that all development and redevelopment and change of use. They growth are sustainable. This includes will be used to assess the acceptability of ensuring that all development is designed all development proposals in addition to with energy efficiency in mind, in terms of the specific policies outlined in all the siting, orientation and layout; that there is individual chapters of this Local Plan. no net loss to the biodiversity of the District and that there is no adverse effect Policy Framework on air or water quality nor any contamination of land. A sustainability 2.02 In taking forward national policies for appraisal of the Plan’s policies and sustainable development, the District strategy accompanies this document. Council has had to work within the overall Further consideration of the relationship strategy set out in the County Structure between the principles of sustainable Plan for the period up to 2011. In development and the policies within the particular, the scale of development for Plan can be found in the Introduction. housing and employment in Wycombe is identified in the Structure Plan, and the Statement of Objectives distribution of this development is affected by strategic locational policies. 2.06 (i) Steer development and redevelopment towards urban 2.03 Major factors governing the scale and brownfield land; distribution of development in the District are the presence of the Green Belt and (ii) To make sure that development is of the Chilterns Area of Outstanding Natural inherently good design and layout; Beauty (AONB). The scale of development that can be sustained in the (iii) To complement and reflect local parts of the District outside these patterns of landscape and urban designated areas is itself influenced by design; local environmental and other factors. As a result of these various constraints, the (iv) To recognise and respect both strategy for Wycombe set out in the natural and manmade local settings; County Structure Plan continues to see the District accommodating a proportion of (v) To have regard to the impact of the overall requirement for housing, development upon its wider off-site employment and other development in context; Buckinghamshire, whilst respecting the environmental constraints. (vi) To ensure that development is sustainable in relation to energy Development Strategy for Wycombe District efficiency;
2.04 The strategy followed in this Local Plan is (vii) To protect the whole community and to accommodate the development needs ensure a wide measure of social of Wycombe District, in the most inclusively; sustainable way, in particular seeking to reduce reliance on travel. All (viii)To allow for stable and continuing development will be expected to be levels of employment and economic located so as to be accessible by a range activity. of transport modes, and, where possible, to be located so as to reduce the need for 9
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
General Design Policy development process and should be encouraged everywhere”. Failure to 2.14 The District Council wishes to encourage achieve good design is in itself sufficient a high standard of design and layout in all reason to refuse to grant planning new developments throughout the District. permission. Applicants are referred to the New development will need to be carefully DETR publication “By Design” (2000) for assimilated into existing landscape and further advice on better urban design and townscapes by sensitive design, and by raising standards. Further local design respecting, and where possible advice can be found in adopted enhancing, the established character of supplementary planning guidance, the area. including development briefs.
2.15 In all types of development, the layout POLICY G3 should respect and incorporate any existing features or green spaces worthy (1) THE DISTRICT COUNCIL WILL of retention on site or in the vicinity. In EXPECT DEVELOPMENT particular, views into and out of the site PROPOSALS TO ACHIEVE A HIGH will be important, and when considering STANDARD OF DESIGN AND proposals for development on the skyline, LAYOUT THAT RESPECTS AND the District Council will have regard to any REFLECTS THE LOCAL URBAN long distance views of the site. The OR RURAL CONTEXT SO AS TO design of buildings themselves, the MAINTAIN AND REINFORCE ITS incorporation of visual interest in the built DISTINCTIVENESS AND form, including appropriate detailing, PARTICULAR CHARACTER AND, materials and surface treatment, are also WHERE APPROPRIATE, important considerations. SUBMITTED PROPOSALS WILL NEED VISIBLY TO DEMONSTRATE 2.16 The provision of new art and craftwork is THAT THEY: considered appropriate as part of major development schemes, particularly where (a) TAKE ACCOUNT OF EXISTING they are in prominent locations, or will be SITE CHARACTERISTICS visited by large numbers of people. Such SUCH AS LOCAL LAND FORM, provision can provide important NATURAL FEATURES, VIEWS distinctiveness and local character in a AND VISTAS; development. (b) HAVE REGARD TO 2.17 Detailed design guidelines for residential LANDSCAPE QUALITY, development are set out in Appendix 1. In NATURE CONSERVATION addition, Development Briefs may be INTERESTS, EXISTING TREES prepared or required for large sites in AND HEDGEROWS AND order to interpret the Council’s policies OTHER NATURAL FEATURES and guidelines in relation to the particular TOGETHER WITH ANY circumstances of the site. (See Policy G4 SIGNIFICANT MAN-MADE and Appendix 3). FEATURES;
2.18 Drawings showing the proposal in the (c) ARE COMPATIBLE WITH THE context of surrounding buildings and the IMMEDIATE SURROUNDINGS street elevation may be required when OF THE SITE AND submitting planning applications. An APPROPRIATE TO ITS WIDER accurate survey of levels on and adjacent CONTEXT BY REFERENCE TO to the site may also be necessary for the STREET PATTERN AND LAND proper consideration of the proposal. LEVELS, PLOT SIZES, MEANS OF ENCLOSURE, 2.19 PPG1 states that “good design should be PROPORTION, SCALE, BULK, the aim of all those involved in the 10
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
FORM AND MASSING; AND INTO ACCOUNT. IN ORDER ADEQUATELY TO ILLUSTRATE (d) ARE SYMPATHETIC TO THE THE TOPOGRAPHICAL IMPACT DESIGN AND APPEARANCE OF SUCH PROPOSALS, THEY OF THEIR SURROUNDINGS, MAY NEED TO BE SUPPORTED INCLUDING BUILDING BY: MATERIALS AND PROFILE, WINDOW PATTERN, (a) CROSS SECTIONS; ARCHITECTURAL DETAIL, LANDSCAPE TREATMENT (b) DETAILED ROOF PLANS; AND MEANS OF ENCLOSURE. (c) AN ASSESSMENT OF THE (2) PLANNING PERMISSION OR THE EFFECT ON THE VISUAL APPROVAL OF DETAILS MAY BE HORIZON, INCLUDING ANY REFUSED IF A SUFFICIENTLY SKYLINE VIEWS; AND HIGH STANDARD OF DESIGN AND LAYOUT IS NOT ACHIEVED, (d) A DETAILED LEVELS SURVEY. HAVING REGARD TO THE NATURE OF THE APPLICATION SITE AND ITS SURROUNDINGS. Detailed Design Guidance and Local Amenity
2.26 The District Council will wish to control the Development in Relation to Local Topography effects of future development (this may include changes of use, conversions and 2.25 Given the varied topography of Wycombe extensions, as well as new buildings) District, it is particularly important that which might harm living and working wider views from both higher and lower conditions within its own site boundaries ground be fully taken into account when and also surrounding property. It is considering planning proposals located on particularly concerned that future living ridgelines, hillsides and along valley and working conditions are reasonably floors. Building silhouettes and their roof protected from such demonstrable profiles and covering may have a adverse effects such as loss of daylight correspondingly greater impact in such and sunlight, reduction of solar gain, locations. Proposals should accordingly invasion of privacy, overlooking, visual demonstrate their local visual impact intrusion and overshadowing, increased having regard to the special activity or noise and disturbance caused characteristics of the District. To this end, by the movement or parking of vehicles. Policy G7 sets out the type of additional information that may be required by the 2.27 The extent of such adverse effects of District Council. development may be judged by reference to published and authoritative national POLICY G7 standards and guidance. For example, site layout optimisation with respect to (1) DETAILED PROPOSALS FOR sunlight, solar gain and daylight has been DEVELOPMENT OR the subject of study by the Building REDEVELOPMENT OF SITES Research Establishment (March 1992). LOCATED WITHIN VALLEY SIDES Other authoritative advice such as the OR FLOORS, OR UPON calculation of road traffic noise and the PROMINENT HILLTOPS OR layout of residential roads and footpaths RIDGELINES SHOULD has been published by the formerly DEMONSTRATE TO WHAT separate Departments of Transport and EXTENT AVAILABLE VIEWS FROM the Environment (1988 and 1992). The SURROUNDING HILLS OR aspects of design which are critical to a VALLEYS HAVE BEEN TAKEN proper assessment of impact are specified 11
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
in Policy G8 and are fully detailed in within the development site, and in the Appendix 1 of the Plan. In some cases, areas adjacent to the development (eg, the impact of development may be the visual envelope, and the wider controlled within acceptable limits by the landscape network). use of planning conditions. 2.32 Landscaping schemes will be expected to POLICY G8 retain important open space and (1) DETAILED PROPOSALS FOR topographical features. The structure of DEVELOPMENT WILL BE the landscape to be created should be REQUIRED TO SAFEGUARD THE addressed when establishing the FUTURE AMENITY OF RESIDENTS preferred layout of buildings and other AND OTHER OCCUPANTS AND infrastructure. ALSO THOSE OF SURROUNDING LAND AND BUILDINGS WITH 2.33 The retention of existing soft landscaping PARTICULAR REFERENCE TO on the site can help a new development fit THE FOLLOWING ASPECTS OF in comfortably with its surroundings, and provide instant structure and screening. DESIGN: This is often important on or near site (a) DAYLIGHT AND SUNLIGHT; boundaries where planting can protect (a) PRIVACY AND OVERLOOKING; neighbouring properties from the full impact of the development. Features (b) VISUAL INTRUSION AND such as ponds, hedgerows and trees can OVERSHADOWING; be important features within the local landscape, and be of additional (c) TRAFFIC NOISE AND importance as habitat for wildlife. They DISTURBANCE; AND should be retained wherever possible. In addition to their crucial contribution to the (d) PARKING AND MANOEUVRING landscape, trees can be particularly OF VEHICLES. important for their ability to filter particulate pollution, noise and light and as a habitat (2) CONFORMITY WITH THIS POLICY for wildlife: they should be retained WILL BE ASSESSED BY wherever possible. Trees and hedgerows REFERENCE TO PUBLISHED are particularly useful for their ability to NATIONAL DESIGN GUIDANCE provide screening and privacy. The AND RESEARCH AND ALSO TO protection and conservation of trees and THE ADOPTED DETAILED hedgerows is considered in greater detail CRITERIA SET OUT IN APPENDIX in Policy G11. 1 OF THE LOCAL PLAN. 2.34 The term ‘soft’ landscaping refers to areas of existing vegetation and areas of new planting associated with developments. Landscaping Whilst the agreement of details such as planting, species, and forms of protection 2.31 Landscape design is an essential part of will normally be reserved for approval after new development. Hard and soft conditional planning consent has been landscaping contributes significantly to the granted, the location and extent of all provision of an alternative setting for planted areas should form part of the buildings and other development. Careful detailed application. consideration should be given to both the functional and aesthetic aspects of 2.35 Where a landscaping scheme is required, landscaping at the planning stage. Where conditions will be imposed which require appropriate, applications will be expected that the scheme be implemented within a to include a landscape assessment which specific timescale. This is usually in the identifies existing landscape features first planting season after the development is completed, or before occupation of the 12
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
buildings. Conditions will also require that (c) INCORPORATE APPROPRIATE the scheme be maintained for a minimum LANDSCAPING AND DESIGN period of five years following its FEATURES, AND PROVIDE completion. DETAILS OF AREAS OF HARD AND SOFT LANDSCAPE, OPEN 2.36 The impact of car parks, forecourts, SPACE AND HABITATS FOR servicing areas and areas of extensive WILDLIFE TO BE open space should be designed in an INCORPORATED INTO THE appropriate manner to ensure that they DEVELOPMENT. integrate well with the development, and are not visually intrusive. Trees and Hedgerows 2.37 The District Council has prepared 2.38 Trees and hedgerows are a valuable additional guidance about the treatment of aspect of the District’s environment. They landscaping during the design of new provide colour, form and variety, and development in the Planning Advice Note: complement the open spaces and the built ‘Landscaping’. environment. Trees are a natural POLICY G10 resource and give structure to the District’s parks and open spaces, adding (1) DETAILED PROPOSALS FOR THE to the enjoyment of the residents of the INITIAL OR SUBSEQUENT District. DEVELOPMENT OF INDIVIDUAL SITES WILL BE REQUIRED TO: 2.39 Hedgerows are also important features of the landscape and ecology of the District. (a) TAKE ADEQUATE ACCOUNT The Hedgerow Regulations 1997 require OF, AND RETAIN, EXISTING land managers to notify the Local PLANTING AND TREE COVER, Planning Authority of their intention to INCLUDING HEDGEROWS AND remove certain hedgerows. This does not OTHER LANDSCAPE include garden hedgerows. The District FEATURES, IN ACCORDANCE Council will seek to protect important WITH POLICY G11, WHICH hedgerows and will seek to resist the ARE OR MAY BECOME removal of important hedgerows with IMPORTANT ELEMENTS IN Hedgerow Retention Notices. THE CHARACTER AND APPEARANCE OF THE SITE 2.40 The District Council is under a duty, OR THE WIDER AREA; imposed by Section 197 of the Town and Country Planning Act 1990, to ensure (b) INCORPORATE APPROPRIATE wherever it is appropriate that in granting LANDSCAPING AS AN permission for any development, INTEGRAL PART OF THE adequate provision is made for the DEVELOPMENT PROPOSAL, preservation and planting of trees. AND TAKE INTO ACCOUNT THE NEED FOR THE 2.41 Development proposals should be DEVELOPMENT TO designed so as to retain existing trees INTEGRATE WITHIN THE where appropriate, and to ensure that they LANDSCAPE OF THE can be sustained and do not come under NEIGHBOURING AREA; AND threat. The layout of development should ensure that retained trees do not block daylight to windows or overshadow amenity areas to an unacceptable degree, thereby threatening their future retention. Often layouts can be planned so that existing mature or semi-mature trees can be retained within or alongside footpath 13
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
routes in open spaces. Retained trees OTHER WORKS TO TREES should be given adequate space to allow SUBJECT TO TREE for future growth of both roots and crown. PRESERVATION ORDERS, REGARD WILL BE HAD TO; 2.42 Where existing trees form a major feature, the District Council will use its (a) THE HEALTH AND STABILITY powers to protect the trees with Tree OF THE TREES; AND Preservation Orders (TPOs), and will expect planning applications to be (b) THE CONTINUING accompanied, where appropriate, by tree CONTRIBUTION OF THE surveys. The District Council may impose TREES TO PUBLIC AMENITY a condition on a planning permission AND THE CHARACTER OF THE requiring applicants to ensure that the AREA. development conforms to the recommendations in BS 5837:1991 – (3) WHERE TREES THE SUBJECT OF ‘Trees in Relation to Construction’. TPO’S ARE REMOVED, REPLACEMENT PLANTING WITH 2.43 On occasions, trees may be of sufficient ANOTHER TREE OF A SUITABLE importance to local amenity that their SIZE AND SPECIES WILL retention outweighs an otherwise NORMALLY BE REQUIRED acceptable scheme. In those HAVING REGARD TO THE circumstances, planning permission for PARTICULAR CIRCUMSTANCES development may be refused. IN EACH CASE.
POLICY G11 (4) IN RESPECT OF HEDGEROWS, THE DISTRICT COUNCIL WILL IN (1) DEVELOPMENT PROPOSALS WILL APPROPRIATE CIRCUMSTANCES BE REQUIRED TO RETAIN ISSUE HEDGEROW RETENTION EXISTING TREES AND NOTICES, AND RESIST THE HEDGEROWS OF GOOD QUALITY REMOVAL OF IMPORTANT AND/OR VISUAL SIGNIFICANCE, HEDGEROWS WHICH ARE OR TREES AND HEDGEROWS VALUABLE IN HISTORICAL, WHICH ARE LIKELY TO BECOME WILDLIFE OR LANDSCAPE VISUALLY SIGNIFICANT WHEN A TERMS. SITE IS DEVELOPED. THE DEVELOPMENT SHOULD NOT PUT Waste Management AT RISK THE FUTURE RETENTION OF SUCH TREES AND 2.44 Facilities for the storage of rubbish bins HEDGEROWS AND DURING THE should be provided in all commercial, COURSE OF DEVELOPMENT SUCH retail and leisure developments, TREES AND HEDGEROWS community facilities and flat or shared SHOULD BE PROTECTED. housing developments, to safeguard the amenities and visual appearance of the (2) IN RESPECT OF TREES, IN locality and the environment in general. APPROPRIATE CASES, The District Council’s Advice Note ‘Bin INCLUDING FOLLOWING Stores for Wheelie Bins’, gives further NOTIFICATION OF INTENT TO guidance on the provision of bin stores, UNDERTAKE WORKS TO TREES and is available from the District Council WITHIN CONSERVATION AREAS, Offices. In the case of commercial TREE PRESERVATION ORDERS premises, not all commercial rubbish is WILL BE MADE IF IT IS stored in bins. Some sites also use skips, CONSIDERED EXPEDIENT IN THE Euro Bins, or stockpiles. Due regard must INTERESTS OF AMENITY. IN be had to ‘Waste Management, The Duty DETERMINING APPLICATIONS TO of Care: A Code of Practice’. FELL TREES, OR CARRY OUT 14
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
2.45 All developments with external soft expeditiously, to the detriment of health landscaped areas shall provide areas and the general amenity of the area. where composting can be carried out. Consideration will be given to the phasing Treatment of waste at source is the most of larger developments where increased sustainable method of treatment. capacity is required and cannot be installed immediately, so as not to 2.46 Commercial developments, such as large overwhelm the existing sewerage system. retail stores, should provide adequate Applicants are advised to contact Thames enclosed facilities for storage of waste. Water Utilities for further information. Open storage areas can be visually unattractive, and degrade the environment, and will not normally be acceptable. POLICY G12
2.47 The recycling of materials such as glass, (1) THE DISTRICT COUNCIL WILL paper and aluminium, has an important REQUIRE SUITABLY LOCATED role in today’s society. Planning Policy AND APPROPRIATE FACILITIES Guidance Note 6: Town Centres and FOR STORAGE, SEGREGATION Retail Development (PPG6, June 1996) AND SUBSEQUENT REMOVAL specifically acknowledges the importance AND/OR DISPOSAL OF RUBBISH of energy conservation, through the AND WASTE MATERIALS SUCH AS provision of waste recycling facilities at BIN STORES, BIN SITES AND new superstores. Siting such facilities at COMPOSTING AREAS, TO BE superstores can help avoid additional PROVIDED AS AN INTEGRAL PART vehicle journeys to recycling centres. OF ALL DEVELOPMENT.
2.48 The District Council wishes to encourage (2) IN COMMERCIAL DEVELOPMENTS, the recycling of products, and will ADEQUATE ON-SITE, ENCLOSED therefore seek facilities for their collection STORAGE AREAS SHOULD BE in appropriate schemes, such as large PROVIDED. retail and leisure development. In addition, residential developments will be (3) FACILITIES FOR THE COLLECTION required to include provision for ‘bin’ site OF PRODUCTS FOR RECYCLING facilities as a part of amenity area WILL BE SOUGHT WHERE provision. APPROPRIATE. THE DESIGN OF NEW SUPERSTORES, AND OTHER 2.49 The District Council will normally require LARGE RETAIL DEVELOPMENTS, sewerage provision on new residential ALONG WITH THE STRATEGIC developments to be of an adoptable HOUSING SITES (POLICY H2), standard, and will place a condition on SHOULD INCORPORATE planning permissions to that effect. In RECYCLING FACILITIES FOR cases where the sewers do not conform to GLASS, CANS AND NEWSPAPERS these standards, there will be no AND OTHER APPROPRIATE opportunity for the system to be adopted PRODUCTS. in accordance with the procedures set out in ‘Sewers for Adoption’, fourth edition (4) IN ALL DEVELOPMENTS, (Water Research Centre 1989) and SEWERAGE PROVISION SHOULD Thames Water Utilities’ policy, and BE CONSTRUCTED TO THE responsibility for their maintenance and SEWERAGE UNDERTAKER’S repair will fall to private owners. The ADOPTABLE STANDARD. District Council is concerned that where ownership and responsibility for sewers is divided between several individual householders, maintenance may be neglected and repairs not carried out 15
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
Noise Pollution REDUCE THE FUTURE AMBIENT NOISE LEVELS BOTH WITHIN AND 2.56 Noise and vibration can be a serious ADJACENT TO BUILDINGS TO cause of nuisance affecting the quality of ACCEPTABLE LEVELS. people’s lives and having a detrimental impact on wildlife. Planning Policy Guidance (3) WHERE PLANNING PERMISSION IS Note 24: Planning and Noise (PPG24, GRANTED FOR SUCH September 1994) recognises that the DEVELOPMENT IN THESE AREAS planning system cannot deal with existing CONDITIONS MAY BE ATTACHED sources of noise pollution. Instead, this can TO THE PERMISSIONS WITH THE be dealt with under the provisions of the OBJECT OF MITIGATING THE 1990 Environmental Protection Act, and by EFFECTS OF EXTERNALLY- other legislation. The planning system can, GENERATED NOISE AND however, seek to ensure that new noise VIBRATION FOR THE BENEFIT OF sensitive development such as housing and FUTURE OCCUPANTS OR schools are not located close to existing RESIDENTS, HAVING REGARD TO sources of noise that would lead to nuisance, PRESENT OR FUTURE LEVELS OF and that potentially noise-creating uses such AMBIENT NOISE AS SHOWN BY as factories or some recreational activities SURVEY OR CALCULATION. are not located where they would be likely to cause nuisance. (4) PROPOSALS WHICH WOULD BY REASON OF NOISE OR VIBRATION 2.57 The impact of noise can be reduced by HAVE MATERIALLY ADVERSE careful siting of development and design EFFECT ON THE AMENITIES OF features such as screening and insulation. NEIGHBOURING PROPERTIES In assessing the effects of noise, PPG24 AND/OR THE SURROUNDINGS IN advocates the use of noise exposure GENERAL, WILL NOT BE categories which attempt to quantify the PERMITTED. CONDITIONS MAY BE effects of noise sources on new ATTACHED TO PLANNING development. PERMISSIONS TO RESTRICT SUCH EFFECTS. POLICY G15
(1) PROPOSALS WHICH WOULD BY REASON OF NOISE OR VIBRATION Light Pollution HAVE AN ADVERSE EFFECT ON THE AMENITIES OF 2.58 Whilst PPG24 gives sufficient NEIGHBOURING PROPERTIES guidance to Local Planning Authorities AND/OR THE SURROUNDINGS IN over the issue of noise, the illumination of GENERAL, WILL NOT BE external areas of the District (in particular PERMITTED. CONDITIONS MAY sports pitches), has become an area of BE ATTACHED TO PLANNING concern for the District Council. Light PERMISSIONS TO RESTRICT SUCH pollution takes many forms, usually EFFECTS. external flood lighting, which enables activities to take place at times that would (2) PLANNING PERMISSION WILL NOT otherwise be impossible. BE GIVEN FOR RESIDENTIAL OR OTHER NOISE SENSITIVE 2.59 In this respect, it is the District DEVELOPMENT ON SITES WHICH Council’s intention to control the use of ARE [OR ARE RELIABLY external lighting, and monitor its effects on EXPECTED TO BECOME] SUBJECT the adjoining residential environment and TO UNACCEPTABLE LEVELS OF the countryside. NOISE OR VIBRATION UNLESS ITS DETAILED DESIGN AND LAYOUT 2.60 Planning applications involving HAVE BEEN ARRANGED TO external lighting schemes will therefore be 16
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
expected to demonstrate that there will be OPERATION. no significant lighting overspill into the surrounding residential environment, to Water Resources the detriment of residents of that area; whilst in the Chilterns AONB and in the 2.68 The District Council, together with the countryside, planning applications will be Environment Agency, is concerned that the expected to keep the effects of provision of water does not have a illumination to a minimum, via the careful detrimental impact on the environment. In design and implementation of lighting some areas, over-abstraction has resulted in schemes. reduced flow rates in rivers. For example, the River Wye has suffered from low flows 2.61 A suitable method of for some years. The Environment Agency is demonstrating the effects of a lighting currently investigating the extent that scheme will be by the use of illuminance abstraction has contributed towards this. data in an isolux diagram. Guidelines to Further abstraction in such locations will be used in the interpretation of Policy G16 exacerbate this problem. may be found in the publication ‘Guidance Notes for the Reduction of Light Pollution’ 2.69 Development should be limited to (Institution of Lighting Engineers), relating locations where adequate water resources to limitations on obtrusive light for exterior already exist, or where remedial methods lighting installations. can be introduced/or new provision of water resources can be made, without POLICY G16 adversely affecting existing abstraction, river flows, water quality, agriculture, (1) IN CONSIDERING ANY fisheries, amenity or nature conservation. PROPOSALS WHICH INVOLVE The housing allocations made under THE PERMANENT OR Policy H2 have been the subject of PROLONGED ILLUMINATION OF consultation and it may be assumed that EXTERNAL OR OPEN SPACE, THE the supply and local distribution of water to DISTRICT COUNCIL WILL SEEK them will not exacerbate the overall TO ENSURE THAT ANY SCHEME problem of abstraction. OF LIGHTING MINIMISES GLARE AND LIGHT SPILLAGE FROM THE 2.70 RPG9: Regional Planning Guidance for DEVELOPMENT SITE, HAVING South East England (2001) advises that REGARD TO THE NATURE AND water related issues should be taken into SENSITIVITY OF ADJACENT LAND account when identifying land for USES AND THE CHARACTER OF development and re-development. THE SURROUNDING AREA. Development plans should co-ordinate the timing of new development with the (2) IN DETERMINING RELEVANT provision of sustainable water supplies PLANNING APPLICATIONS, and should promote the introduction of CONSIDERATION WILL BE GIVEN water conservation measures. TO THE EFFECT OF THE LIGHT PRODUCED ON, THE AMENITIES POLICY G19 OF NEARBY RESIDENTS, HIGHWAY SAFETY AND THE (1) THE DISTRICT COUNCIL WILL NOT VISIBILITY OF THE NIGHT SKY. PERMIT DEVELOPMENT WHICH CONDITIONS MAY BE IMPOSED, WOULD INCREASE THE ESPECIALLY WITHIN SENSITIVE REQUIREMENT FOR WATER, AREAS, AS TO THE MAXIMUM UNLESS ADEQUATE WATER VALUES OF SURFACE RESOURCES EITHER ALREADY ILLUMINATION, THE DESIGN AND EXIST, OR WILL BE PROVIDED IN HEIGHT OF LUMINAIRES AND TIME TO SERVE THE THEIR SUPPORTING DEVELOPMENT. STRUCTURES AND HOURS OF 17
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
(2) MEASURES TO REDUCE THE POLICY G25 DEMAND FOR WATER, INCLUDING WATER EFFICIENT DEVICES, THE (1) CONSENT WILL ONLY BE GIVEN RE-USE OF WATER, AND FOR THE DISPLAY OF SIGNS OR CONSERVATION PRACTICES, ADVERTISEMENTS WHICH SHOULD BE INCORPORATED RESPECT BOTH THE INTERESTS WITHIN NEW DEVELOPMENT OF PUBLIC SAFETY AND VISUAL WHEREVER PRACTICABLE. AMENITY, AS ASSESSED IN THE CONTEXT OF THE GENERAL Advertisements and Signs CHARACTERISTICS OF THE LOCALITY AND ANY FEATURES OF 2.80 Many adverts on business premises have ARCHITECTURAL, HISTORIC, deemed planning consent under the Town CULTURAL OR SPECIAL INTEREST and Country Planning (Control of WHICH IT MAY CONTAIN. Advertisements) Regulations 1992. For those advertisements that need consent, (2) IN ASSESSING VISUAL AMENITY, the District Council can exercise its CONSENT WILL ONLY BE GIVEN powers only in the interests of amenity WHEN THE PROPOSED SIGN OR and public safety. ADVERTISEMENT IS IN KEEPING WITH ITS SURROUNDINGS, IN 2.81 The principle that an application should be TERMS OF SCALE, COLOUR, decided in accordance with this Local MATERIALS USED, TYPE AND Plan, unless material circumstances INTENSITY OF ANY ILLUMINATION, indicate otherwise does not apply in AND METHOD OF DISPLAY AND advertisement cases. But Local Plans can SUPPORT. continue to play a role, by setting out the approach to issues of amenity and safety, Designing for Safer Communities and providing the public and landowners with a ready reference point. 2.84 Well-designed development can reduce the opportunity for crime, and therefore 2.82 Policy G25 is included in order to ensure reduce the fear of crime. The main way to the maintenance of amenity, public safety, reduce the opportunity for crime is to allow and the visual quality of the environment natural or casual observation over the when an application for the display of public realm and to ensure distinct advertisements is made. Signs and separation of public and private areas. advertisements should be in keeping with Natural surveillance provides eyes on the the general characteristics of the locality in street, and a form of natural policing. their design. They should also respect the presence of any feature of historic, 2.85 The most efficient form of layout to architectural, cultural or similar interest. In achieve the distinct separation of public addition, particular policies apply to and private areas is the ‘perimeter block’. advertise-ments in Conservation Areas. This is where all development faces the The proliferation of signs, which would public areas (ie, the streets) and all private result in an unsightly and cluttered rear areas are together. This has two appearance detracting from the main advantages: there are no exposed environment, will be strongly discouraged. private areas which would allow access by criminals, and all the public areas have 2.83 In terms of public safety, advertisements natural surveillance. In addition, this must not cause danger to road users, or protects amenity by reducing the obscure or hinder the ready interpretation opportunity for overlooking of private of any road traffic, or other transport signs. areas. In order to make clear which areas are private, they should be securely enclosed, but this should not be at the expense of providing natural surveillance. 18
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
2.86 Particular care is needed when perimeters 2.90 PPG8 indicates that Local Planning have communal parking and entrances. Authorities should respond positively to This often leads to confusion over telecommunications proposals, while responsibilities, and can lead to less taking account of the advice on the effective security. protection of urban and rural areas in other Planning Policy Guidance Notes. 2.87 Detailed supplementary guidance on Clearly, this advice requires those designing out crime is included in the determining applications for Council’s Advice Note: Design Against telecommunications development to Crime. balance the wider benefits of such development against potential damage to POLICY G26 protected areas, particularly Article 1(5) land (which includes conservation areas (1) DEVELOPMENT SHOULD BE and the AONB). The telecommunications DESIGNED FOR SAFER code system operators have now met their COMMUNITIES, THEREBY licence conditions in respect of population REDUCING THE FEAR OF CRIME. coverage. It is considered that this THE LAYOUT AND DESIGN OF changes the balance between the need NEW DEVELOPMENT SHOULD: for development, and the protection of environmentally sensitive areas in favour (a) CLEARLY DISTINGUISH of such protected areas, including the BETWEEN THE PRIVATE AND Chilterns Area of Outstanding Natural THE PUBLIC AREAS; Beauty, and Conservation Areas.
(b) ALLOW NATURAL 2.91 The detailed siting of telecommunications SURVEILLANCE OF ALL equipment should satisfy the criteria set PUBLIC AREAS, INCLUDING out in Policy G28. The District Council will OPEN SPACE, ROADS, require evidence to demonstrate that the FOOTWAYS AND PARKING sharing of sites or masts or alternative AREAS; AND location on high buildings or structures have been investigated. Developers will (c) IN DESIGNING PLANTING be expected to demonstrate how each SCHEMES, ALLOW THE proposal relates to the operator’s own PLANTING TO MATURE network coverage and any available WITHOUT UNACCEPTABLY equipment. Such information on existing REDUCING NATURAL coverage and the authorised locations of SURVEILLANCE. all installations will be recorded by the Council and be available for public Telecommunications inspection. If it is not feasible to share an existing or authorised mast, site or tall 2.89 The needs of modern telecommunications structure, tree screened locations may be are such that new equipment may, on the least objectionable. In all cases, occasion, be required in areas where opportunities to use existing natural or other forms of development would be in artificial screening should be taken and, if conflict with the policies in this Local Plan. necessary, extended site areas and Whilst recognising the importance of adequate landscaping and planting telecommunications, the District Council provided. wishes to protect the environment in accordance with Planning Policy Guidance 2.92 When masts have reached the end of their Note 8: Telecommunications (PPG8, useful life, and/or are no longer required, August 2001). Therefore, it will seek to then the District Council will require these ensure that the design and siting of masts to be removed. Health effects equipment minimises its impact upon the associated with radio waves emitted from environment, whilst remaining mobile cellular base stations are to be operationally feasible. 19
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) GENERAL DEVELOPMENT
monitored by the Strategic Director AUTHORISED; AND, (Customer Services). This policy will be maintained in the light of developing (d) WHERE NEW MASTS ARE technology and further national guidance NEEDED, THEY SHOULD BE in the light of health issues. SITED NEAR TO EXISTING TALL STRUCTURES OR BE POLICY G28 SCREENED BY WOODLAND.
(1) TELECOMMUNICATIONS (3) WHERE NEW FREE-STANDING OR INSTALLATIONS SHOULD IN ALL ISOLATED MASTS OR TOWERS CASES BE DESIGNED AND SITED ARE PROPOSED, APPLICANTS SO AS TO MINIMISE ANY SHOULD DEMONSTRATE THAT ADVERSE IMPACT UPON THEIR THE ALTERNATIVE OF SHARING SURROUNDINGS. IN AREAS OR EXISTING OR PREVIOUSLY SITES WHICH HAVE BEEN AUTHORISED SITES OR DESIGNATED FOR THEIR STRUCTURES HAVE BEEN LANDSCAPE, HISTORIC OR ADEQUATELY EXPLORED AND NATURE CONSERVATION FOUND TO BE IMPRACTICABLE. IMPORTANCE, INCLUDING THE CHILTERNS AONB, APPLICANTS WILL NEED TO DEMONSTRATE, WITH PARTICULAR REFERENCE TO EXISTING SYSTEMS AND CURRENT NETWORK COVERAGE AND PERFORMANCE, WHY A SITE OUTSIDE SUCH AREAS CANNOT BE USED. IN ASSESSING SUCH PROPOSALS, SPECIAL REGARD WILL BE GIVEN TO THE PROTECTION OF THE DESIGNATED AREA’S SPECIAL CHARACTER.
(2) ANY NEW OR ADDITIONAL TELECOMMUNICATIONS EQUIPMENT WILL PREFERABLY BE SITED OR INSTALLED AS FOLLOWS:
(a) WHERE THE AMENITIES OR ENJOYMENT OF ADJACENT RESIDENTIAL PROPERTIES WOULD NOT BE ADVERSELY
AFFECTED; AND,
(b) WHERE EXISTING SCREENING OR CONCEALMENT IS EITHER AVAILABLE OR WOULD BE PROVIDED AS A RESULT OF DEVELOPMENT; OR,
(c) WHERE EXISTING TELECOMMUNICATIONS SITES OR INSTALLATIONS EXIST OR HAVE BEEN 20
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
3. HOUSING life. 3.04 The general advice of PPG3, Planning Introduction Policy Guidance Note 12: Development Plans and Regional Planning Guidance 3.01 The District Council recognises that (PPG12, December 1999) and Planning opportunities to provide for housing Policy Guidance Note 13: Transport, development in the District are limited. (PPG13, March 2001) on the location of This has had the effect of placing new housing development is carried considerable pressure for development through in Regional Planning Guidance for both on the allocated housing sites being the South East (RPG9, March 2001). The put forward through this Local Plan, as location, scale and rate of new housing well as on other sites throughout the should be in accordance with the District, in order to meet the demand for principles of making the best use of urban housing. This demand, resulting from the land and sustainable development, with buoyant nature of the local economy, the plans seeking to ensure that the needs of District’s attractive environment and good all sections of the population are met communications, have made the District whilst maintaining the quality of the popular, but an expensive place in which Region’s environment. At County level, to both live and work. these objectives are reflected in a range of Structure Plan policies, as set out in the 3.02 The District’s towns and larger villages are Adopted Buckinghamshire County either surrounded by, or located on the Structure Plan (March 1996). outer edge of, the Green Belt. Many are also within or surrounded by the Chilterns 3.05 Following national, regional and local Area of Outstanding Natural Beauty guidance, an urban focus approach has (AONB). Planning policies provide for the been adopted by the District Council, firm restraint of development within the which seeks to direct most new housing Green Belt, AONB and countryside, and development to the High Wycombe Urban have prevented any major housing Area, with the remaining development schemes from being built in such areas. being located in or adjacent to existing As a consequence, the majority of new urban settlements. In accordance with the house building has occurred within the Government’s latest advice which seeks existing urban areas. to maximise the use of previously developed (brownfield) sites, this Local Policy Framework Plan adopts a sequential approach to housing provision, which in the first 3.03 Planning Policy Guidance Note 3: Housing instance, seeks to make the best use of (PPG3, March 2000) provides guidance previously developed land within urban on a range of issues relating to the areas before releasing greenfield sites. provision of housing. Local Authorities are This is reflected in the Local Plan’s urged to provide sufficient housing land continuing reliance on previously but promote more sustainable patterns of developed land coming forward as development giving priority to re-using windfall. previously developed land, with the focus for additional housing in existing towns. 3.06 Local Plan policies H1 – H26, contained in The housing needs of all the community this chapter, translate these strategic are to be recognised, including those in policies into the District context. The need of affordable housing and special policies have been prepared in co- needs housing. The guidance places ordination with the District Council’s emphasis on ensuring new housing and corporate housing strategy, echoing the residential environments being well approach foreseen in PPG3. designed, thereby making a significant contribution to promoting urban 3.07 The housing policies in this chapter are renaissance and improving the quality of intended to ensure that an adequate 21
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
supply of housing land is available within surroundings, and provide good the District, in accordance with standards of residential environment Government policy and the Structure Plan and amenities for both future and housing allocation, whilst maintaining existing residents. policies for the protection of the Green Belt, AONB and countryside with equal commitment. Similarly, policies relating to other chapters of this Local Plan for the Housing Development (Housing Land Supply) protection of the quality of the urban environment and built heritage (see 3.09 At the beginning of the previously adopted Chapter 11) will be implemented firmly by plan period in 1991, the total housing the District Council when considering any stock was 61,451 (Census of Population, development proposals. April 1991). The Structure Plan requires a further 7,200 dwellings to be built in the District up to the year 2011, phased as follows (see Policy H1 below). Chapter Objectives (i) 1991-2001 3,500 dwellings 3.08 In terms of planning for housing, the District Council’s objectives are set out (ii) 2001-2006 2,000 dwellings below: (iii) 2006-2011 1,700 dwellings (i) To provide 7,200 dwellings over the period 1991-2011 in compliance with 3.10 It should be noted that the Adopted the requirements of the Structure Plan housing allocation for the Buckinghamshire Structure Plan; District only represents 60% of locally generated housing demands. This reflects (ii) To make the best use of recycled the environmental constraints that affect urban land (brownfield land), and to the District. exceed the Government’s target of 60% of future housing from this 3.11 Between 1991 and 2000, a net total of source; 3,048 dwellings have been constructed. This leaves a residual requirement for the (iii) To identify housing land and other remainder of the Local Plan period (2000 - housing development opportunities 2011) of 4,152. Table 3 shows how the within the District which meet as large Plan makes provision for that residual a proportion as possible of the requirement, setting out the different District’s locally generated housing components of the housing land supply. It demands (60%), while respecting is based on a revised Housing Land existing environmental protection Availability Study with a base date at 31st policies; March 2000.
(iv) To achieve in all new Table 3 - Housing Land Supply housing schemes and conversions, house types which more closely meet Structure Plan Allocation (1991- 7,200 the needs of local people, e.g. family 2011) dwellings, smaller dwellings, affordable housing, and special needs Completions (to 31/3/00) 3,048 housing; and Identified sites (with planning 627 (v) To achieve high standards of design permission)* and layout in all developments which should respect, and, where possible, Windfall: Small sites 1,100 enhance, the character of their 22
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
overall requirement on new large sites of Medium 330 1,853. Large 100
Conversions 230 POLICY H1 Sub Total 5,435 IN ACCORDANCE WITH POLICY H1 OF THE ADOPTED COUNTY STRUCTURE Requirement on new sites (Policy 1,765 PLAN (MARCH 1996), PROVISION IS H2) MADE FOR APPROXIMATELY 7,200 1,853 NET ADDITIONAL DWELLINGS TO BE Requirement (including 5% BUILT IN THE DISTRICT DURING THE flexibility allowance) PERIOD 1991 – 2011. Notes: Housing Development (Allocations) *Sites over 1.0 ha with planning permission at 31st 3.14 The approved County Structure Plan March 2000 or with a resolution to grant planning housing allocation for post 2001 of 3,700 permission subject to a legal agreement, and dwellings was based on the assumption include the uncompleted parts of sites under that 1,300 dwellings would be provided on construction. unidentified (windfall) sites and existing policy designations. The remaining 2,400 3.12 Table 3 illustrates that of the residual dwellings were required to be identified by requirement of 4,152 dwellings (2000-2011) the District Council on new strategic sites, 627 dwellings will be provided on identified of which Policy H2 of the Structure Plan sites. This figure includes a 5% flexibility specifically required 1,500 to 1,700 to be allowance for a limited amount of non- located within the High Wycombe Urban implementation of those permissions. The Area. second main component of the supply is the unidentified sites. These consist of small 3.15 The District Council, having undertaken a sites (less than 0.4ha), medium sites (0.4- revised Housing Land Availability Study 1.0ha), large sites (more than 1ha) and (base date 31st March 2000), has conversions, which are on previously concluded that housing required to be built developed sites and exclude the identified on new strategic sites can be reduced sites above. No allowance is made for from 2,400 dwellings to approximately greenfield windfall. PPG3 allows 1,853 dwellings. To accord with the broad assumptions to be made about the thrust of Structure Plan Policy H2, at least contribution from each of these types of site 60% of these new strategic allocations to be made in assessing housing land should be provided in the High Wycombe supply. It is estimated that 1,760 dwellings Urban Area. The remainder of the will be provided on unidentified sites over strategic housing requirement not met the period 2000-2011. The allowance for within the High Wycombe Urban Area will large sites is small as account is taken of be allocated on new strategic housing the fact that there are already a number of sites within the remainder of the District, in allocations in Policy H2 of the Plan relating accordance with Policy H3 of the Structure to this size of site. Plan. 3.13 The result is that, to meet the Structure Plan 3.16 The following sites outlined in Policy H2 requirement, 1,765 dwellings will be have been allocated for housing required to be built on new large sites (1ha development during the plan period, in and above) allocated through Policy H2. order to meet the Structure Plan housing However it is considered appropriate to requirement. These allocations will be include a 5% flexibility allowance (as with subject to the provisions of Policy H4 in the identified sites) which results in an respect of the phasing of new 23
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
development to take account of the SUB TOTAL 58.9 1,395 presumption in PPG3, that previously developed sites are developed before REMAINDER OF THE DISTRICT: greenfield sites. In line with the Government’s “Plan, Monitor and Manage” (i) Great Marlow School 1.6 50 Marlow approach to the provision of housing, the (j) Portlands, Marlow 1.6 50 Council will review these allocations and, (k) Park Mill Farm 26.2 350 where appropriate, bring forward other Princes Risborough sites or re-phase existing allocations. This SUB TOTAL 29.4 450 will be done in the light of regular monitoring of the housing land supply, the TOTAL 88.3 1,845 results of an urban capacity study, and any revised requirements arising from a THE COUNCIL WILL REVIEW THE Structure Plan Review. SITES ALLOCATED IN THIS POLICY AND, IF APPROPRIATE, 3.17 The supply of housing land will continue to BRING FORWARD OTHER SITES be monitored in order to ensure an OR RE-PHASE ALLOCATED SITES, appropriate supply of housing land, IN THE LIGHT OF REGULAR consistent with the plan, monitor and MONITORING OF THE HOUSING manage approach to housing provision set SUPPLY, THE RESULTS OF AN out in PPG3. Policy H4 and its reasoned URBAN CAPACITY STUDY, AND justification sets out the approach to ANY REVISED REQUIREMENTS managing the release of sites allocated ARISING FROM A STRUCTURE under Policy H2. Should it be necessary to PLAN REVIEW. consider a further release of land (ie not allocated under Policy H2), then this will (2) ALL DEVELOPMENT PROPOSALS be made through a review of, or alteration FOR THESE INDIVIDUAL SITES to, this Local Plan. WILL BE REQUIRED TO BE ACCOMPANIED BY A DETAILED POLICY H2 DEVELOPMENT BRIEF IN ACCORDANCE WITH POLICY G4 (1) IN ORDER TO MEET THE AND APPENDIX 3 AND WILL ALSO STRUCTURE PLAN HOUSING BE REQUIRED TO TAKE ACCOUNT REQUIREMENT, THE FOLLOWING OF THE DEVELOPMENT SITES, AS IDENTIFIED ON THE PRINCIPLES FOR EACH OF THE PROPOSALS MAP, ARE INDIVIDUAL SITES, AS OUTLINED ALLOCATED FOR RESIDENTIAL IN APPENDIX 2. IN ADDITION THE DEVELOPMENT FOR THE PERIOD DEVELOPMENT OF THESE SITES 2001 – 2011: WILL BE REQUIRED TO ACCORD HIGH WYCOMBE URBAN AREA: WITH THE APPROACH TO PHASING AS SET OUT IN POLICY H4. Area Res (Ha) Cap’ty Notes: (Guideline) Residential Capacity (Guideline) provides an (a) Bucks Free Press 1.8 80 indication of a level of housing that could be Gomm Road (b) Downley Middle provided on the site. It should not be regarded School/Turners Field 2.5 50 as a maximum figure. Indeed, the Council will (c) Ercol 5.9 265 seek higher levels of provision on these sites (d) Garratts Way 3.0 100 provided that they are consistent with (e) Heights County First 1.1 40 securing high quality environments. School, Downley (f) Terriers First School 1.6 60 Development Briefs will look at this issue in (g) Wycombe Marsh 19.9 400 more detail. (h) Terriers Farm 23.1 400 The Wycombe Marsh site is identified as a 24
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
mixed-use site, where other built development 3.22 The first phase is intended to allow a is proposed within the site, in addition to the concentration of development on site amenity requirements for transport previously developed sites, with the two infrastructure, amenity space, environmental considerations, and community/leisure greenfield sites allocated under Policy H2 facilities (see Policy H6). (Terriers Farm and Park Mill Farm) being held back to the second phase. This will The overall capacity of the Park Mill Farm site assist in enabling previously developed is 570 dwellings, but only 350 dwellings to be sites to come forward first. In the first constructed within the Plan period as part of a phase it is anticipated that all the continuous comprehensive development of previously developed sites allocated under the site. Policy H2 will come forward with the Phasing of New Housing Development exception of Wycombe Marsh together with the identified sites with planning 3.20 PPG3 indicates that in determining the permission. These, together with the order in which identified sites should be windfall allowances for the first 6 years, developed, the presumption will be that result in the provision of 2,282 dwellings in previously developed sites (or buildings for Phase 1. The remaining 1,950 dwellings re-use or conversion) should normally be will come forward in Phase 2 consisting of developed before greenfield sites, and Wycombe Marsh, the two greenfield sites, policies should be included to ensure the and the remainder of the windfall release of such sites in accordance with allowances. this presumption. A managed release (or phasing) of sites enables control over the 3.23 As all the currently identified (large) sites pattern and speed of urban growth, with planning permission are on previously ensures that the new infrastructure is co- developed land, and windfall assumptions ordinated with new housing development, relate to previously developed land, the and ensures the level of housing following policy relates to those sites development on previously developed identified in Policy H2. Of those sites, only land and buildings can be maximised. two (Terriers Farm and Park Mill Farm) are greenfield sites. In order to meet the 3.21 The Structure Plan sets out a broad above phasing requirements for the period phasing of development for housing 2000-2011, and to give priority to the provision in the District as follows: development of previously-developed land, planning permission will not be 1991-2001 3,500 dwellings granted for development of either Terriers Farm or Park Mill Farm more than 6 2001-2006 2,000 dwellings months before the end of the first phasing period. 2006-2011 1,700 dwellings. 3.24 Conversely the remaining previously The same broad phasing periods are developed sites identified in Policy H2 will adopted for this Plan for the post 2001 be allowed to come forward for period, with the exception that the first development at the earliest opportunity, phasing period is extended by a year at subject to satisfying other relevant policies the beginning to reflect the housing land of this Plan. supply base date for this Plan. The phasing periods are therefore: 3.25 The District Council will closely monitor all aspects of the housing land supply and Phase 1: 1st April 2000 – 31st March 2006 will keep the order of release of housing sites allocated in Policy H2 and phased in Phase 2: 1st April 2006 – 31st March 2011 Policy H4 under review. The Council will publish annually an assessment of the These are based on a 1st April – 31st housing land supply situation against the March monitoring year. phasing targets set out in Policy H4. Where there is a significant gap between 25
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
what is planned for in the relevant phasing POLICY H4 period, and what is being achieved, or likely to be achieved (including new (1) THE DISTRICT COUNCIL WILL commitments at the time of the BROADLY PHASE NEW HOUSING assessment and the outcome of an urban DEVELOPMENT ALLOCATED capacity study) the Council will consider UNDER POLICY H2 DURING THE managing the timing of the release of PLAN PERIOD 2000-2011 AS sites. FOLLOWS:
3.26 If appropriate the Council will introduce 1/4/00 – 31/3/06 2282 mechanisms to manage the timing of the DWELLINGS release of sites currently allocated under Policy H2 and phased in Policy H4. This 1/4/06 – 31/3/11 1950 may involve an alteration to or review of DWELLINGS the Plan, or the publication of Supplementary Planning Guidance (SPG), (2) IN ORDER TO GIVE PRIORITY TO an approach suggested in “Planning to THE DEVELOPMENT OF Deliver” (July 2001) the Government’s PREVIOUSLY DEVELOPED LAND good practice guide on managing the AND BUILDINGS, PLANNING release of housing sites. Any such SPG PERMISSION WILL NOT BE will be published in accordance with GRANTED FOR DEVELOPMENT Government policy for the preparation of ON THE TERRIERS FARM AND SPG, including being subject to PARK MILL FARM SITES MORE appropriate public consultation. Where THAN 6 MONTHS BEFORE THE SPG is used to manage the release of END OF THE FIRST PHASING sites, any changes in the timing of release PERIOD. of sites will not affect the principle of allocation of the site for housing (3) SUBJECT TO OTHER RELEVANT development under Policy H2 of this Plan. POLICIES OF THE PLAN, PLANNING PERMISSION WILL BE 3.27 Any new sites that may need to be GRANTED FOR ALL OTHER SITES allocated to meet a significant shortfall can IDENTIFIED UNDER POLICY H2 AT only be allocated through a review or THE EARLIEST OPPORTUNITY. alteration of this Plan, not through the publication of SPG. Allocations made (4) WHERE THERE IS A SIGNIFICANT through Policy H2 will in any event be kept GAP BETWEEN WHAT IS under review through reviews of this Plan. PLANNED FOR IN THE RELEVANT This will be informed in particular by the PHASING PERIOD AND WHAT IS outcome of regular monitoring of housing BEING ACHIEVED OR LIKELY TO land supply, an urban capacity study, and BE ACHIEVED, THE COUNCIL any revised requirements arising from a WILL INTRODUCE MECHANISMS Structure Plan Review/Review of Sub- TO MANAGE THE TIMING OF THE Regional Planning Guidance. RELEASE OF ALLOCATED HOUSING SITES. 3.28 Where, as a result of the above factors, a need is identified to alter the allocations (5) THE DISTRICT COUNCIL WILL set out in Policy H2, this will follow the REVIEW THE ALLOCATIONS IN sequence set out in paragraph 30 of POLICY H2 AND THE PPG3, namely previously developed land REQUIREMENTS OF THIS POLICY and buildings within urban areas, then IN THE LIGHT OF REGULAR urban extensions, and finally new MONITORING OF THE HOUSING development around nodes in good public SUPPLY, THE RESULTS OF AN transport corridors. URBAN CAPACITY STUDY AND
26
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
ANY REVISED REQUIREMENTS major brownfield redevelopment site for RESULTING FROM A STRUCTURE development during the local plan period. PLAN REVIEW. WHERE AS A The sewage works is currently working at RESULT OF ANY OF THESE capacity and could continue to function FACTORS, A REVIEW OF THE with suitable additional investment. The HOUSING ALLOCATIONS UNDER site can only be released if the entire POLICY H2 IS APPROPRIATE, sewage treatment works are relocated to SUCH A REVIEW WILL BE Little Marlow. Effluent from the existing UNDERTAKEN IN ACCORDANCE sewage system will need to be transferred WITH THE FOLLOWING SEARCH by way of a tunnel from the Wycombe SEQUENCE: Marsh area to Little Marlow and treated flows returned to maintain the existing
levels of flow in the River Wye. The cost (a) PREVIOUSLY DEVELOPED of the relocation of the works, including LAND AND BUILDINGS IN the tunnel, is high. URBAN AREAS, THEN IF NECESSARY; 3.34 A significant housing element is allocated on the site, with a guideline capacity of (b) URBAN EXTENSIONS, THEN IF 400 units. Given the level nature of the NECESSARY; site, and the opportunities afforded by the (c) DEVELOPMENT AROUND River Wye, the opportunity exists for a NODES IN GOOD PUBLIC particularly high quality design and TRANSPORT CORRIDORS. environment. The sites’ accessibility to public transport also affords the opportunity for a high-density scheme as part of a mixed use development in Wycombe Marsh accordance with Policy H7. See also Policy H2. 3.31 The Wycombe Marsh site is shown on the Proposals Map, and in the interests of 3.35 The introduction of retail warehousing is promoting a comprehensive mixed-use necessary to bring forward the development, in order to achieve urban comprehensive redevelopment of the site. renaissance, a single policy relating to the The District Council will require the site to area is proposed. The total site area is be developed comprehensively in order to approximately 20 hectares (50 acres). meet the Plan’s development strategy and will therefore resist the partial 3.32 The Paper Mill has not been in use since redevelopment of the site. See also Policy the early 1990’s. The site occupies an S2. area of 5 hectares on the A40 London Road, High Wycombe. The site is 3.36 With the increased emphasis on housing it dissected by the River Wye, which is may not be possible to replace the full culverted through much of the site. employment element of the extant consent Adjoining land uses are mixed, including on the Paper Mill. In order to retain an residential and commercial. To the East employment element in the mixed use site lies a residential neighbourhood focusing it is proposed to secure at least 2 hectares on Kings Square, which retains much of its of employment land as part of this former village character. Outline planning redevelopment. See also Policy E6. permission was granted in 1998 for the redevelopment of the Paper Mill for a 3.37 The need for hotel accommodation within mixed use development with B1, including the District is identified at Policy RT6. The an element of B1(c), a restaurant and opportunity exists for hotel residential. accommodation on the site to meet this demand. 3.33 The adjoining Thames Water sewage treatment works has been identified as a 3.38 Development will need to provide a 27
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
distributor road through the site providing Redevelopment proposals will require two points of access onto the A40 London significant improvements to the river and Road and access to Abbey Barn river corridors; including the deculverting Lane/Kingsmead Road or Abbey Barn of the river sections beneath the former Road. Highway solutions must not main mill buildings. Provision should be prejudice the future development of the made for high quality planting on the river Abbey Barn South safeguarded land area. margins, with generous buffers. Early Due to the heavily trafficked nature of contact with the Environment Agency to London Road, any development of this discuss their requirements in this regard is site will need to be the subject of a traffic advised. impact assessment which will need to show how associated traffic and public 3.42 The opportunity remains for an A3 transport movements can be restaurant/bistro or public house to be accommodated, and the impact of sited adjacent to the weir on the River associated junction improvements and Wye, or elsewhere on the site as part of a their effect on the highway network. focal point. Development should provide high quality fully integrated provision for public 3.43 Given the key role that the delivery of the transport and provide an appropriate whole site takes in the implementation of contribution towards the Wycombe the Local Plan, any planning application Transportation Strategy. The opportunity will need to be accompanied by a phasing may exist to link the site into the London scheme indicating when the infrastructure Road-Railway Station Busway. will be in place and the relative timing of the key elements. 3.39 A pedestrian and cycle network should be established which would provide links 3.44 The many site planning issues will need to between the existing footpath network and be addressed and co-ordinated through which follows the course of the River Wye, the preparation of a development brief to by the North-West corner of the site, Kings ensure a high quality comprehensive Square, and London Road in the vicinity of scheme for the site. In advance, or as the Micklefield Road junction. part of the briefing exercise, a community Development should also include an needs assessment should be carried out additional cycle and pedestrian link to to identify appropriate community London Road, following the course of the provision. Current indications are that opened up River Wye and back stream. there is a need for improved primary health care in the area. 3.40 Due to the brownfield nature of the site and its long industrial history 3.45 Development principles for the site are set contamination is known to exist on both out in Appendix 2. sites. Remedial decontamination will therefore be required. A consultant’s POLICY H6 report, with method statement, demonstrating how an investigation will be (1) THE WYCOMBE MARSH SITE AS carried out should accompany any DEFINED ON THE PROPOSALS planning application, and the remedial MAP, IS ALLOCATED FOR A works thus identified shall be carried out COMPREHENSIVE, MIXED USE, before the redevelopment of the site. PHASED, REDEVELOPMENT. THE REDEVELOPMENT SHALL 3.41 Development of the site offers significant CONSIST OF THE FOLLOWING opportunities for the enhancement of the LAND USES: River Wye. The River is a major asset and should be incorporated as a main (a) IN THE ORDER OF 400 UNITS feature of any design. Regard should be OF RESIDENTIAL had to the Council’s River Wye Study. 28
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
ACCOMMODATION; IN ACCORDANCE WITH THE DEVELOPMENT PRINCIPLES (b) AT LEAST 2 HECTARES OF FOR THE SITE AS SET OUT IN EMPLOYMENT GENERATING APPENDIX 2. ACTIVITIES IN ACCORDANCE WITH POLICY E6; (4) DEVELOPMENT WILL NOT BE PERMITTED UNTIL THE PHASING (c) BULKY GOODS RETAIL OF A COMPREHENSIVE WAREHOUSING IN REDEVELOPMENT HAS BEEN ACCORDANCE WITH POLICY SECURED. S2. Appropriate Development Densities (2) THE REDEVELOPMENT COULD ALSO INCLUDE THE FOLLOWING: 3.50 Government advice is placing increasing emphasis on making the most efficient (a) AN HOTEL IN ACCORDANCE use of land in new housing development WITH POLICY RT6; as a means of creating a more sustainable residential environment and (b) AN A3 RESTAURANT/BISTRO protecting greenfield sites. In parallel with AS PART OF A FOCAL POINT. this, to ensure that residential areas remain attractive environments, new (3) THE DEVELOPMENT WILL BE development must be of high quality EXPECTED TO: design. An important aspect of this is to ensure new development is at appropriate (a) PROVIDE A DISTRIBUTOR densities, particularly in locations with ROAD THROUGH THE SITE good public transport accessibility, to PROVIDING 2 POINTS OF avoid developments which are at ACCESS ONTO LONDON densities that make an inefficient use of ROAD AND ACCESS TO land and fail to support public transport. ABBEY BARN LANE / The Council supports this approach as an KINGSMEAD ROAD OR ABBEY opportunity to improve the quality of BARN ROAD; residential areas. Failure to provide sufficient residential quality is in itself (b) PROVIDE HIGH QUALITY sufficient reason to refuse applications. FULLY INTEGRATED PROVISION FOR PUBLIC 3.51 In assessing whether the proposal TRANSPORT WITH represents efficient use of the site regard ACCOMPANYING BUS must be had to site specific PRIORITY MEASURES circumstances, for example topography TOGETHER WITH SAFE AND and the size and shape of the site which CONVENIENT may affect its capacity. For larger sites PEDESTRIAN/CYCLE ACCESS the Council will look to development briefs THROUGH THE SITE WITH to identify appropriate densities, normally CYCLE LINKS BETWEEN THE in the form of a range. EXISTING FOOTPATH NETWORK, KINGS SQUARE POLICY H8 AND THE LONDON ROAD; (1) IN ORDER TO MAKE BEST USE (c) DECULVERT THE RIVER WYE, OF LAND, PROPOSALS FOR NEW RETAIN AND ENHANCE THE RESIDENTIAL DEVELOPMENT LANDSCAPE SETTING AND SHOULD SATISFY THE AMENITY OF THE RIVER FOLLOWING DENSITY CRITERIA: CORRIDOR; AND (a) A NET DENSITY OF LESS (d) IN ALL OTHER RESPECTS BE THAN 30 DWELLINGS PER 29
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
HECTARE IS UNACCEPTABLE, The most recent national household EXCEPT WHERE SITE projections indicate that much of the SPECIFIC CIRCUMSTANCES, predicted growth in households during the WILL NOT ALLOW THE plan period will be one person GENERAL DEVELOPMENT households. AND HOUSING POLICIES IN THIS PLAN TO BE SATISFIED. 3.54 The District Council will therefore, through Policy H9, seek the provision of a range of (b) A NET DENSITY ABOVE 50 accommodation types and sizes including DWELLINGS PER HECTARE a significant proportion of smaller WILL BE SOUGHT WHERE dwellings, through new residential THERE IS GOOD PUBLIC development which reflect the diversity of TRANSPORT ACCESSIBILITY, the local communities; and will resist any PRINCIPALLY IN proposals which fail to provide a sufficient ACCESSIBILITY ZONES 1 AND mix. The Council has adopted 2 AND AT MAJOR PUBLIC Supplementary Planning Guidance on TRANSPORT NODES. Affordable Housing and Housing Mix which includes advice on how an (2) IN THE APPLICATION OF THESE appropriate dwelling mix should be DENSITY CRITERIA IT IS secured. Development Briefs will also ESSENTIAL THAT address this issue of housing mix on large DEVELOPMENTS ACHIEVE sites. ATTRACTIVE, HIGH QUALITY RESIDENTIAL ENVIRONMENTS, COMPATIBLE WITH THEIR IMMEDIATE LOCAL CONTEXT. FAILURE TO ACHIEVE HIGH QUALITY ENVIRONMENTS WILL POLICY H9 RESULT IN PROPOSALS BEING REFUSED, EVEN WHEN ALL IN EXERCISING ITS CONTROL OVER OTHER CRITERIA ARE SATISFIED. NEW RESIDENTIAL DEVELOPMENT, THE DISTRICT COUNCIL WILL Creating Balanced Communities REQUIRE, WHERE APPROPRIATE, THE PROVISION OF A RANGE OF 3.52 Market demand during the Local Plan TYPES AND SIZES OF period is likely to continue to favour the ACCOMMODATION, INCLUDING A detached and semi-detached housing SIGNIFICANT PROPORTION OF types. Yet a greater mix in new residential SMALLER DWELLINGS, TO MEET developments coming forward via Policy HOUSING NEED TO CREATE DIVERSE H2 of this Local Plan (see also Appendix COMMUNITIES. 2) and on appropriate windfall sites is required in order to meet the changing The Protection of Existing Residential demands and needs of the District. Accommodation and Land
3.53 The 1991 Census concluded that the 3.55 The District’s existing stock of dwellings average District household size was 2.64. and residential land is the main resource 37.4% of the District’s households for meeting housing needs. Since the comprise 2 or more adults, with no District is not meeting its local housing children, and at least 1 non-pensioner; need in full, development which would 28.7% comprise 1 or more adults with reduce the supply of housing or housing children; 12.8% comprise lone pensioner land will not normally be permitted. households; 10.4% were households with However, in accordance with Policy CF1 2 or more pensioners; whilst 10.7% of this Local Plan, community facility comprise lone non pensioner households. provision is an exception to Policy H10, 30
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
below: (b) THE NATURE AND INTENSITY OF THE PROPOSED USE AND POLICY H10 ANY TRAFFIC GENERATED PLANNING PERMISSION WILL NOT BE ARE APPROPRIATE TO THE PERMITTED WHICH WOULD RESULT SITE AND WILL NOT DETRACT IN THE NET LOSS OF EXISTING FROM THE AMENITIES OF THE RESIDENTIAL ACCOMMODATION OR REMAINDER OF THE LAND. BUILDING AND THE NEIGHBOURHOOD; 3.56 The conversion of part of a dwelling to a non-residential use could have a harmful (c) SATISFACTORY ON-SITE PARKING AND SERVICING effect upon the remainder of the property, and may cause disturbance to ARE PROVIDED, AS OUTLINED IN APPENDIX 9; AND neighbours. In those circumstances where the change of use does not alter the (d) PROPOSALS COME overall character of the property’s use as FORWARD IN ACCORDANCE a dwelling, planning permission will not WITH POLICY E9. usually be required. Where planning permission is required, however, the (2) WHERE THE REMAINING District Council will need to be assured RESIDENTIAL ACCOMMODATION that the remaining residential unit IS NOT SELF-CONTAINED, OR provides adequate living conditions to THE NON-RESIDENTIAL USE IS meet the needs of existing and future PERMITTED BECAUSE IT MEETS occupants. A SPECIFIC LOCAL NEED, THEN PLANNING PERMISSION MAY BE 3.57 The development will also be assessed MADE PERSONAL TO THE with regard to the impact of the proposed APPLICANT. change over and above that which might be expected if the property were in use as
a single dwelling. Such issues as increased pedestrian and vehicular Affordable Rural Housing movements, noise and other forms of pollution will also be taken into account. 3.71 There are cases where a particular local The District Council will also consider the need for further housing provision in a use of planning conditions, or planning rural settlement is identified which cannot obligations to safeguard local amenity in be met on a site that would accord with those cases where an intensification of a Policy H3. The District Council supports non-residential use may become the development of a strictly limited unacceptably intrusive. number of affordable dwellings. These houses will need to be specifically POLICY H11 targeted at real needs. The District Council will also need to be convinced (1) PLANNING PERMISSION WILL that the proposed scheme will meet local NOT BE PERMITTED FOR THE needs to the longer-term benefit of the CHANGE OF USE OF EITHER A local community. PART OF A DWELLING TO NON- RESIDENTIAL USE OR A CHANGE 3.72 Local needs can best be identified by a TO A MIXED USE UNLESS: survey of households in the community, which should be undertaken either by the (a) THE RESIDENTIAL Parish Council or an appropriate ACCOMMODATION REMAINS organisation. The geographical extent of OF A SATISFACTORY the ‘community’ should be identified in STANDARD; consultation with the District Council. This
31
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
may be a single village, or a group of early stage, once a specific local need small hamlets. has been identified. In areas close to the identified residential areas in the Local 3.73 Households in ‘local housing need’ will be Plan, the conditions are not typical of the those who ‘need’ to be housed, but are generality of rural areas to which this unable to compete on the open market for policy is addressed. The policy is house purchase, or for whom private therefore naturally and most appropriately sector rents are too high. They must have applied to the more remote areas of the a strong demonstrable local connection to District. Developments which seek to use the community identified. Appendix 6 is this merely as a way round the normal the District Council’s statement on restrictive policies applicable in the rural identifying local rural housing need. Only areas, will not be acceptable. schemes which are capable of proper management by a village trust or similar 3.77 The policy does not alter the general local organisation, such as a rural housing presumption against inappropriate association registered with the Housing development in the Green Belt (see policy Corporation or the Rural Housing Trust GB2). In some cases, however, very will be considered to be acceptable. limited development within existing settlements, which accords with the 3.74 All developments will need special provisions of this policy, may be justification, those which meet a general acceptable and consistent with the need - for example, for housing for the function of the Green Belt. In releasing elderly or proposals to construct dwellings sites exceptionally for small scale offering a discounted initial purchase price affordable housing schemes in the Green only - will not be permitted in rural Belt, the District Council will have regard settlements, except in accordance with to all material considerations including the Policy H3. The scale of any development objectives of Green Belt policy. considered as an exception to Policy H3 must be appropriate to the level of POLICY H14 identified housing needs in the settlement. (1) PROPOSALS FOR SMALL SCALE, 3.75 All proposals must be accompanied by a RURAL HOUSING DEVELOPMENT statement detailing the specific housing TO MEET SPECIFIC, IDENTIFIED needs to be met in the short term, the LOCAL NEEDS, WHICH CANNOT means by which long term control over BE MET ON A SITE THAT WOULD occupancy will ensure continued ACCORD WITH POLICY H3, MAY availability for local residents (this must be BE ACCEPTABLE PROVIDED enforceable by the District Council and SUCH A DEVELOPMENT therefore will need to be the subject of a SATISFIES ALL THE FOLLOWING legal agreement to which the District CRITERIA: Council is a party), and the reasons why the development cannot take place in (a) A LOCAL HOUSING NEED accordance with Policy H3. WITHIN THE COMMUNITY (AS DEFINED IN APPENDIX 6) IS 3.76 The District Council, while not wishing to CLEARLY IDENTIFIED discourage a limited number of such THROUGH THE RESULTS OF housing schemes which extend the choice SURVEY; of house types and tenure beyond those currently available, also recognises the (b) SCHEMES MUST need to avoid prejudicing its other NOT EXCEED THE NUMBER policies, and will necessarily implement OF UNITS IDENTIFIED this policy with great caution. It is strongly THROUGH THE SURVEYS recommended that any proposals are REFERRED TO IN (a) ABOVE; discussed with the District Council at an 32
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
have an important role to play in providing (c) PROPOSALS WHICH ONLY flexible, cheap rented accommodation, INVOLVE A SUBSIDY FROM and the District Council recognises their OPEN-MARKET HOUSING ON contribution to meeting housing needs in SITES WHICH DO NOT the District. The District Council will ACCORD WITH POLICY H3 therefore encourage their retention where WILL BE UNACCEPTABLE; they provide acceptable living standards (d) THE SITE and do not adversely affect their SELECTED SHOULD BE surroundings. WITHIN OR WELL RELATED 3.80 In dealing with proposals for HMOs, the TO AN EXISTING District Council will have regard to other SETTLEMENT; AND relevant policies in the Local Plan, and, in (e) THE SCHEME IS DESIGNED TO particular, the proposed development TAKE FULL ACCOUNT OF ALL should not detract from the character and ENVIRONMENTAL AND appearance of the area, or adversely INFRASTRUCTURE affect the amenities of neighbouring CONSIDERATIONS, AS SET properties. OUT IN OTHER APPROPRIATE 3.81 On-site car parking should be POLICIES IN THIS LOCAL provided in accordance with Policies T2 PLAN. and T3 and Appendix 9 of this Local Plan. 3.77.1.2 IF ACCEPTABLE 3.82 To provide a satisfactory form of IN ACCORDANCE WITH THIS accommodation, the District Council POLICY, SCHEMES WILL ONLY BE recommends that as a rule, gross PERMITTED WHERE THROUGH A habitable room sizes should not fall below PLANNING OBLIGATION: 9m², and in all cases the proposal should (a) THE INITIAL AND ANY FUTURE allow for the provision of external amenity OCCUPATION OF THE space in accordance with the guidelines in DEVELOPMENT IS Appendices 1 and 7. Proposals should RESTRICTED TO PEOPLE IN include a scheme of sound insulation HOUSING NEED, WITH A between separately occupied rooms and STRONG DEMONSTRABLE neighbouring properties. The District LOCAL CONNECTION; AND Council has a corporate strategy for HMOs and has adopted Supplementary (b) MANAGEMENT OF THE Planning Guidance on HMOs. DEVELOPMENT IS RESTRICTED TO A POLICY H15 REGISTERED SOCIAL (1) PROPOSALS FOR THE LANDLORD. CONVERSION OF DWELLINGS OR Houses in Multiple Occupation NON-RESIDENTIAL PROPERTIES, TO MULTIPLE OCCUPATION 3.78 A House In Multiple Occupation (HMO), is SHOULD COMPLY WITH OTHER a property in which more than one RELEVANT POLICIES IN THIS household lives whilst sharing one or LOCAL PLAN, AND MEET THE more facilities, such as a kitchen. In other FOLLOWING CRITERIA: words, each household in the property does not enjoy fully self-contained (a) THE PROVISION OF ADEQUATE INTERNAL LIVING accommodation. SPACE AND AMENITIES; AND 3.79 In line with advice contained in Circular 12/93, Houses In Multiple Occupation (b) A SUITABLE SCHEME OF SOUND INSULATION 33
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
BETWEEN SEPARATELY minimised, although regard must be had OCCUPIED ROOMS AND to views from longer distances, particularly BETWEEN NEIGHBOURING where views across open countryside may PROPERTIES SHOULD BE be affected. Development which would INCORPORATED. have an adverse effect on the character or appearance of the surrounding area, Extensions and Other Developments within whether open countryside or built Residential Curtilages development, will not be permitted. The District Council will also have regard to the 3.85 Not all house extensions or ancillary effect on the amenities of surrounding buildings require planning permission. properties if development were to be Those that do not are known as ‘permitted permitted within a residential curtilage. development’. The legislation governing permitted development rights is complex POLICY H17 and subject to change, and the District Council should always be contacted (1) HOUSE EXTENSIONS AND OTHER before any work is undertaken. In DEVELOPMENT WITHIN THE addition, most house extensions require CURTILAGES OF RESIDENTIAL separate approval under the Building PROPERTIES WILL NOT BE Regulations. Information in this respect PERMITTED WHERE THE can be obtained from the District Council. PROPOSAL WOULD HAVE AN ADVERSE EFFECT ON: 3.86 Extensions to existing houses and other development within residential curtilages (a) THE CHARACTER OR should be appropriate to the context of APPEARANCE OF THE both the property itself, and its ORIGINAL PROPERTY; surroundings. Proposals must normally conform to the currently Adopted (b) THE CHARACTER OR Standards set out in Appendix 4, which APPEARANCE OF THE will be monitored and, where necessary, SURROUNDING AREA; revised to accommodate material changes in circumstances. In assessing proposals, (c) THE RESIDENTIAL the District Council will also have regard to AMENITIES OF the requirements of Policy G3, and to any NEIGHBOURING other relevant policies such as those for PROPERTIES; AND Listed Buildings, Conservation Areas, the Green Belt and the AONB in this Local (d) LONG DISTANCE VIEWS. Plan. Conversions 3.87 Not all houses are, however, capable of extension due to their age, design, 3.89 The conversion of larger dwellings relationship with neighbouring properties and buildings into small residential units is or site characteristics. (See Appendix 4, one means of meeting the demand for and District Council’s Advice Note on smaller, cheaper dwellings. Only larger ‘House Extensions’). dwellings will be appropriate for conversion. This is because smaller 3.88 For developments such as swimming pool dwellings will often have difficulty in enclosures, tennis courts, stables and providing accommodation of an other private recreational facilities, the acceptable standard. In general, District Council will have regard to the conversions will not be considered impact on the original property and the appropriate within areas of predominantly surrounding area. Through careful established family housing, where attention to siting, scale and materials, the intensification of this type, either on its impact of a development can be own or through cumulative effect, would 34
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
be detrimental to amenities of (b) PROVIDE A RESIDENTIAL neighbouring properties, or the residential ENVIRONMENT WHICH IS character of the area. CONSISTENT WITH THE CHARACTER AND QUALITY 3.90 The District Council wishes to OF THE LOCAL ensure that in all conversions, a ENVIRONMENT; satisfactory standard of accommodation is provided both internally and externally, (c) RESPECT THE CHARACTER and will have regard to such factors as the OF THE BUILDING BEING size and arrangement of rooms, wc and CONVERTED OR SUB-DIVIDED bathroom provision. The District Council IN THE DESIGN OF NEW recommends that as a general rule, floor WORKS AND THE USE OF areas of units should not fall below 38m2 MATERIALS; for bedsits and one bedroom flats and 2 43m for two bedroom flats, to ensure that (d) TAKE PROPER ACCOUNT OF a satisfactory living environment is SITE FEATURES OF afforded. Garden space, noise insulation, LANDSCAPE AND/OR NATURE size and disposition of rooms in adjoining CONSERVATION INTEREST, properties, car parking, rubbish disposal RETAINING WHEREVER and rubbish storage facilities are also POSSIBLE EXISTING TREES material considerations (See Appendix 1). AND HEDGES; The intrusion which can result from the introduction of large areas of hard (e) PROVIDE, WHERE surfacing for car parking over former APPROPRIATE, garden areas will generally be resisted. SATISFACTORY LANDSCAPE, The District Council’s Advice Note, ‘House PLANTING AND BOUNDARY Conversions’ gives further guidance on TREATMENT; AND conversions. (f) PROVIDE PARKING ARRANGEMENTS IN ACCORDANCE WITH POLICY POLICY H18 T2 AND APPENDIX 9.
(1) RESIDENTIAL DEVELOPMENT INVOLVING THE CONVERSION OF NON-RESIDENTIAL BUILDINGS Residents’ Amenity Space and Gardens OR THE SUB-DIVISION OF EXISTING DWELLINGS WILL BE 3.91 All residential developments, whether new EXPECTED TO: development or conversions, should include amenity space for residents that is (a) BE COMPATIBLE WITH THE attractive usable, conveniently located in CHARACTER AND AMENITIES relation to the dwelling it serves, and of an OF ADJACENT ESTABLISHED appropriate size. The District Council HOUSING, TAKING INTO considers the best amenity is provided ACCOUNT THE when dwellings have their own individual DEVELOPMENT ITSELF private gardens. However, it is accepted TOGETHER WITH ANY that in the case of flats, communal RECENT OR PROPOSED provision may be necessary. DEVELOPMENT, AND TO NOT Nevertheless, considerable care needs to SERIOUSLY INJURE THE be taken over the layout and design. The AMENITIES OF ADJOINING amount of residents’ amenity space that is RESIDENTS THROUGH LOSS required will be judged against the size OF PRIVACY OR VISUAL and type of the dwellings proposed, and INTRUSION; the character of the area in which the
35
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HOUSING
development is located (see Appendix 1). beneficial. Therefore, it will carefully monitor the impact of such changes and 3.92 Size is not the only relevant criterion in the balance of uses within the town assessing amenity space provision. The centres. District Council expects space to be usable, attractive, accessible and POLICY H21 reasonably private. Grass or hard surfaced verges around buildings, WITHIN THE DISTRICT’S TOWN adjacent to roads or parking areas, land CENTRES AND LOCAL DISTRICT which is steeply sloping, excessively CENTRES, THE CONVERSION OF shaded, wooded or closely overlooked, VACANT FLOORS AND OFFICE and small incidental open areas within the SPACE ABOVE EXISTING SHOPS developments will not be considered INTO RESIDENTIAL acceptable as residents’ amenity space. ACCOMMODATION WILL BE Where practicable, ground floor units ENCOURAGED, SUBJECT TO OTHER should have direct access to their own RELEVANT POLICIES IN THIS LOCAL space. PLAN.
POLICY H19 Caravans and Mobile Homes
PROPOSALS FOR RESIDENTIAL 3.101 The 1981 Census recorded about 325 DEVELOPMENT SHOULD INCLUDE households living in caravans, mobile CONVENIENTLY LOCATED, USABLE homes or other non-permanent OUTDOOR AMENITY SPACE. THE accommodation within the District, and the COUNCIL WILL HAVE REGARD TO figure was 290 in 1991, representing less THE AMENITY SPACE CRITERIA SET than 0.5% of the District’s total OUT IN APPENDIX 1 WHEN households. The District Council ASSESSING SUCH PROPOSALS. recognises that this form of accommodation can contribute to housing Residential Accommodation in Town Centres needs, and intends that development proposals should be treated neither more 3.100 The vitality of the District’s town centres is nor less favourably than other kinds of enhanced by people living within them. schemes. Protecting existing mobile home The Town Centres Chapter does include sites as a form of housing is therefore many policies for mixed-use important. This follows the advice of developments, which incorporate an PPG3, and is carried forward in Policy element of residential use. Policy H10 H24. However, it must be pointed out that aims to prevent the loss of existing this does not refer to mobile homes being dwellings, including accommodation within used as temporary accommodation by town centres. The conversion to agricultural workers. residential use of vacant floors or office space above existing units in the POLICY H24 designated shopping frontages and in Local District Centres may be appropriate PROPOSALS FOR THE STATIONING provided a satisfactory living environment OF MOBILE HOMES OR RESIDENTIAL would be created in accordance with the CARAVANS WILL BE SUBJECT TO policies in this Local Plan (see Policy G3). THE SAME CONSIDERATIONS AS Conversions of existing office space at OTHER PROPOSALS FOR HOUSING other locations within the town centres DEVELOPMENT, PROPOSALS TO may also be appropriate. However, the REDEVELOP MOBILE HOME SITES District Council recognises that, in terms WITH PERMANENT RESIDENTIAL of reducing the need to travel and DEVELOPMENT WILL NOT BE providing choice in modes of transport, PERMITTED. employment uses in town centres are 36
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
EMPLOYMENT
Business Development and Regeneration EMPLOYMENT 4. Division works closely with other agencies to meet its own and these partner Introduction objectives. In addition to SEEDA and local government agencies across the 4.01 In translating strategic guidance, the County, these business support and vision for employment policy in the Local training agencies include Bucks Economic Plan is to: Partnership (BEP), Business Link ~ Milton Keynes, Oxfordshire and ‘Achieve a prosperous, dynamic and Buckinghamshire (MKOB), the Learning sustainable local economy which meets and Skills Council (LSC) and Thames the needs for local jobs and maintains a Valley Economic Partnership (TVEP) as diverse business community within well as business organisations, such as established environmental designations’. Thames Valley Chamber of Commerce and Industry (TVCCi) and private 4.02 In the policy framework as set out below, landowners, developers, agents and employment generating uses are defined businesses. as those uses which fall within Part B of the Town and Country Planning (Use Policy Framework Classes) Order 1987, as amended. Business and Industrial Uses are central National Policy to the functioning of the District’s economy, although it is fully recognised 4.04 By way of national planning context, that other forms of development have Planning Policy Guidance Note 1: General significant employment generating Policy and Principles (PPG1, February potential. This is reflected in other 1997) recognises that the planning system chapters of this Local Plan. has a key role in meeting the needs of a growing economy, in a way which is 4.03 Wycombe District has a robust and consistent with sustainable development. diverse economic base which is It considers it important that the locational continually changing to meet the demands of businesses are taken into challenges of the 21st Century. The account when preparing Development District’s economy has undergone Plans. PPG1 also recognises that considerable restructuring with a growth in development sites should be consistent new knowledge, technology and service with the need to reduce reliance on the based industries. This has been mirrored use of private cars. Planning Policy by a decline in traditional manufacturing Guidance Note 12: Development Plans and warehousing sectors. The District and Regional Planning Guidance (PPG12, Council supports the creation of a February 1997) encourages Development dynamic modern economy and wishes to Plans to address economic considerations continue to attract investment and jobs in such as revitalising and broadening the the future growth industries. The Council local economy and stimulating has a dedicated unit actively involved in employment opportunities. This means promoting economic development with a adopting a flexible approach in identifying programme of work reviewed annually in a range of sites available to business. an action plan. This work focuses on promoting skills development and training, 4.05 Planning Policy Guidance Note 4: support for business and marketing of the Industrial and Commercial Development in District to potential investors. The unit Small Firms (PPG4, November 1992) operates within a regional framework and emphasises the need for economic growth is guided by the Regional Development to be pursued together with a high quality Agency's (South East England environment and that Development Plans Development Agency) Regional Economic should aim to ensure that there is Strategy '2002-2012'. Working in the sufficient developable land available, well Thames Valley region the Council's served by infrastructure. PPG4 also 37
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
EMPLOYMENT
refers to the Town and Country (Permitted parts of the region. This context needs to Development) Order 1995 and Use be set alongside the Government’s aim to Classes Order 1987, which seeks to allow give continued protection to the changes of use between some types of Metropolitan Green Belt and to protected employment, without the need for planning landscape areas such as the Chilterns permission. It emphasises that Local Area of Outstanding Natural Beauty Plans should not generally seek to restrict (AONB). this freedom, so as to allow for flexibility and innovation. PPG4 supports the reuse 4.09 Southern Buckinghamshire forms part of or recycling of urban land which is under- the Western Policy Area which includes used, vacant and important to the High Wycombe, Maidenhead and regeneration of urban areas. It also Guildford and is recognised as an area encourages development to locations that is on the whole economically very which minimise the length and number of buoyant and characterised by pressures trips, especially by motor vehicle and and constraints. Guidance points out that discourages development that will the region has enjoyed rapid growth in the unacceptably add to congestion. past, which has put pressure on its infrastructure. This growth is unlikely to 4.06 PPG13 (March 2001) has the objective of be sustained in the future and the M40 integrating planning and transport at the should be regarded as a corridor of national, regional, strategic and local level movement rather than development. to promote more sustainable transport Regional Policy places a clear emphasis choices, promote accessibility to jobs, upon making better use of existing shopping, leisure facilities and services by employment land resources and public transport, walking and cycling; and sustainable locations for development, to reduce the need to travel, especially by within an overall policy context that car. focuses development on urban areas and which only allows greenfield development 4.07 The District Council aims to secure after other alternatives have been sustainable development in the considered. countryside and to meet the social and economic needs of people who live and 4.10 In reflecting regional guidance, the work in the rural areas. As agricultural Adopted Buckinghamshire County Council practices are becoming less dominant in Structure Plan (March 1996) proposes the countryside, a key objective for the most new economic development in the District Council is to maintain a buoyant Northern half of the County, with a greater economy in sustaining a living and emphasis on restraint in the South. It working countryside. Policies and recognises the specific role and proposals relating to the rural economy challenges facing the High Wycombe are in the Local Plan Chapter, ‘The Urban Area whereby it will be important to Countryside and the Rural Economy’. support the restructuring of the local economy, protect existing employment Strategic Policy sites and permit new or replacement employment provision in appropriate 4.08 The Regional Context is set out within the circumstances. Outside High Wycombe, published Regional Planning Guidance for the Structure Plan allows for new the South East (RPG9, March 2001). The employment development in settlements guidance has a vision of encouraging beyond the Green Belt where significant economic success throughout the region. new housing growth is identified. The The main principles governing the Structure Plan also contains a continuing development of the Region presumption against new employment include urban areas as the main focus for generating development within the Green development, increasing economic Belt. opportunities by raising skills levels, and reducing disparities between different 38
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
EMPLOYMENT
Acceptable uses are development which Chapter Objectives falls within Use Class B1 of the Schedule to the Use Classes Order 1987. Planning 4.11 The key objectives of Local Plan policies permission will not be granted for general for employment are: industrial or warehousing uses on these sites. Development which is permitted will (i) To provide an ongoing supply of be expected to provide a very high employment land to meet the needs of standard of building design, landscaping the local workforce, local business and and satisfactory access arrangements. inward investment compatible with the The only undeveloped Business Park is need to protect environmental quality; land at Beacon Heights, Ibstone Road, (ii) To seek a close correlation of homes Stokenchurch, which is marketed under and jobs, including the opportunity for the name Vantage 5. One of the reasons residents to work locally in accessible this has not been developed is understood locations in order to reduce car to be its lack of a significant highway dependency; frontage. The boundaries of the site have therefore been extended to include the (iii) Make the best use of existing dwellings on the road frontage. Given the employment land to facilitate AONB location a high standard of design continued investment and upgrading of and building materials will also be existing sites and premises for required. Furthermore the location makes employment uses; and the provision of a Green Travel Plan in line with Policy T16 essential. (iv) To maintain and support existing rural POLICY E2 employment opportunities and to enable existing rural businesses to PROVISION IS MADE FOR BUSINESS continue. DEVELOPMENT (CLASS B1), ON Existing Business Parks SITES IDENTIFIED AS BUSINESS PARKS ON THE PROPOSALS MAP. ON SUCH SITES PLANNING 4.16 Business Parks have been identified as PERMISSION WILL NOT BE GRANTED being suitable to meet the needs of high FOR ANY USES OUTSIDE B1 OR technology and prestigious office firms WHICH WOULD DETRACT FROM THE rather than general industries. This QUALITY OF BUSINESS reflects their prominent locations and ENVIRONMENT. purpose built nature of design and layout. Covering some 34 Ha there are a total of 6 Employment Areas designated business parks. These are:
(i) Kingsmead Business Park, High 4.17 Employment Areas are composite areas Wycombe; already in employment generating use which form the principal employment base (ii) Peregrine Business Park, High of the District. They are a finite resource Wycombe; and in order therefore that they can be responsive to market conditions and (iii) Dun and Bradstreet, Holmers Farm remain economically viable all Way, High Wycombe; employment generating uses are acceptable in principle within them. (iv) Globe Park, Marlow; Employment Areas extend to some 143 Ha and provide a variety of sites and (v) Marlow International, Marlow; and units to meet the differing practical needs of both large and small firms. (vi) Beacon Heights, Ibstone Road, Stokenchurch. 4.18 The rate at which Employment Areas are
39
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
EMPLOYMENT
developed for other purposes has been promoting the comprehensive monitored. Identified losses have been on redevelopment of the site. That approach such a scale that if allowed to continue continues. In meeting Princes they will prejudice the Local Plan’s ability Risborough’s future employment needs, to support a diverse and dynamic local the Princes Estate is identified as a key economy. The use and development of strategic employment site. employment areas will continue to be monitored. 4.26 An outline permission for the redevelopment of this site with 18 580 POLICY E3 square metres of business use was granted in 1994 but has not been THE DEVELOPMENT OF LAND FOR implemented. A proposal for 5574 EMPLOYMENT GENERATING USES square metres of B1 buildings and WILL BE PERMITTED ON SITES residential development was dismissed on IDENTIFIED AS EMPLOYMENT AREAS appeal in 1996 on the basis that the ON THE PROPOSALS MAP. ON SUCH residential element represented the loss of SITES PLANNING PERMISSION WILL land identified for employment purposes. NOT BE GRANTED FOR USES In 1999 the Council resolved to permit a FALLING OUTSIDE CLASSES B1,B2 redevelopment scheme which totalled 28 AND B8 OF THE USE CLASSES 512 square metres of new floor space ORDER 1987. comprising 14 256 square metres of B1(a) floorspace and 14 256 square metres of Wycombe Marsh B1(b), B1(c), B2 and B8 development. In April 1999 Ercol announced their intention 4.24 Policy H6 allocates the Wycombe Marsh to relocate to the Princes Estate and the site for a mixed-use development. The new factory was opened in October 2002. ‘Paper Mill’ part of the site currently has The Council’s policy remains one of planning permission for 11 474 sq m of B1 protecting the entire estate for floorspace. As part of a wider, employment purposes and to encourage comprehensive package, the use of at its redevelopment for a range of least 2 hectares is now proposed for employment opportunities and a variety of employment generating purposes, B1, B2 and B8 premises in order to meet including an element of B1(c). the employment needs of future strategic housing development as well as local POLICY E6 needs.
THE WYCOMBE MARSH SITE IS 4.27 Given the environmental constraints of the ALLOCATED FOR A site, in particular the relationship with COMPREHENSIVE, PHASED, MIXED Horsenden Conservation Area, the USE REDEVELOPMENT. THE relationship with the open countryside, EMPLOYMENT ELEMENT OF THIS and also the need to fully understand the REDEVELOPMENT SHALL BE AT highway implications of the redevelopment LEAST 2 HECTARES. of the site, development proposals should represent a comprehensive development The Princes Estate of the entire site. There are also infrastructure problems in relation to the 4.25 The Princes Estate, formerly the Building site, and the County Highways Authority Research Establishment, is a self- has expressed particular concern in this contained site of 9.4 hectares on the west regard. The Council would wish to ensure side of Princes Risborough. In the that the amount and character of traffic Wycombe Rural Areas Local Plan and the generated on surrounding residential Wycombe District Local Plan the site was roads, (particularly Summerleys Road) allocated as an isolated employment site and town centre roads would not have an within the open countryside. In both environmentally adverse impact. The site plans there was a site specific policy 40
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
EMPLOYMENT
is in close proximity to the railway station. 4.29 However, within such a development, a The opportunity should be taken to link the minimum of 50% of the total floorspace site through to the railway station via an should take the form of small units for extension of the existing pedestrian existing firms or seed bed units for new bridge, and there may be an opportunity to business ventures. Stokenchurch, in provide additional parking for the railway particular, has many small industries station, subject to highway considerations. which occupy sites that are not appropriate by current standards but POLICY E7 which provide local employment and represent the traditional industrial (1) DEVELOPMENT FOR NEW structure of the area. The present trend is EMPLOYMENT GENERATING for sites occupied by these firms to be USES, WILL BE PERMITTED AT redeveloped for residential purposes thus THE PRINCES ESTATE AS possibly contributing to an improvement of IDENTIFIED ON THE PROPOSALS the local environment but displacing local MAP. firms which may have difficulty in relocating. (2) THE SITE SHOULD BE DEVELOPED COMPREHENSIVELY 4.30 The redevelopment of the timber yard, AND PROPOSALS FOR NEW with a proportion of small units, may DEVELOPMENT SHOULD NOT BE enable small local firms, whether badly INTRUSIVE INTO THE sited or simply seeking better premises, to LANDSCAPE OR HAVE AN relocate or new firms to become ADVERSE IMPACT ON THE OPEN established. Development of a seedbed CHARACTER OF THE AREA OR scheme, including some shared THE SETTING OF THE NEARBY administrative services, may be HORSENDEN CONSERVATION appropriate and would in principle be AREA. acceptable so long as the units (3) NEW DEVELOPMENT SHOULD BE themselves are designed as independent IN ACCORDANCE WITH POLICY units in order to prevent amalgamation E3, AND SHOULD PROVIDE and occupation by larger firms (which are SATISFACTORY ACCESS AND more appropriately located on sites in the PARKING ARRANGEMENTS IN employment areas). In addition, the ACCORDANCE WITH POLICY T1 District Council wants to ensure a mix of AND APPENDIX 9 AND ALLOW business uses on the site and will restrict FOR A PEDESTRIAN LINK TO the proportion of small units to a maximum PRINCES RISBOROUGH RAILWAY of 40% in the B1 use category. STATION. 4.31 The site is within the AONB and adjoins Stockwells Timber Yard, Ibstone Road, an area of open countryside. In order to Stokenchurch minimise its impact, a high degree of soft landscaping is required throughout the site 4.28 Stockwell’s Timber Yard at Stokenchurch and especially along the western is at present occupied by a low-intensity, boundary. Native species, as found in the mainly storage use. If, as an alternative to surrounding countryside, should be used. the present use, development of the site is POLICY E8 proposed this should be in the form of a mixed business, general industrial and (1) THE TIMBER YARD AT IBSTONE warehousing redevelopment. This ROAD, STOKENCHURCH AS designation recognises the commercial IDENTIFIED ON THE PROPOSALS nature of the existing timber yard use and MAP, IS ALLOCATED FOR A MIXED the locational advantage of a site close to REDEVELOPMENT IN THE FORM the M40 motorway junction. OF BUSINESS, GENERAL INDUSTRIAL AND WAREHOUSING 41
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
EMPLOYMENT
UNITS.
(2) A MINIMUM OF 50% OF THE TOTAL FLOORSPACE SHOULD TAKE THE FORM OF SMALL UNITS, DEFINED AS GENERAL INDUSTRIAL OR WAREHOUSING UNITS OF LESS THAN 500 SQ M OR BUSINESS UNITS OF LESS THAN 300 SQ M. THESE UNITS SHOULD BE DESIGNED TO BE SELF CONTAINED AND INDEPENDENT, AND A MAXIMUM OF 40% OF THE TOTAL FLOORSPACE DESIGNATED FOR THESE SMALL UNITS SHOULD BE FOR BUSINESS USE (USE CLASS B1).
(3) THE DEVELOPMENT MUST BE WELL LANDSCAPED AND A SUBSTANTIAL LANDSCAPE BELT, PLANTED WITH NATIVE SPECIES, SHOULD BE PROVIDED ALONG THE WESTERN BOUNDARY OF THE SITE.
(4) DEVELOPMENT SHOULD BE IN ACCORDANCE WITH POLICY E3.
42
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RETAILING
5. RETAILING Strategic Policy
5.06 The Buckinghamshire County Structure Introduction Plan (1996) sets out a hierarchy of retail centres, in which different roles and 5.01 The District Council’s strategy for retailing functions are identified in relation to the is incorporated within this chapter and size of the centres and the type and Chapter 6: Town Centres. Shopping has variety of goods available. At the top of become an increasingly innovative and this hierarchy, Milton Keynes is identified diverse economic sector. Shopping, as as an emerging regional centre. Below well as being an integral feature of day to this, in Wycombe District, High Wycombe day life, is a significant source of local is identified as a sub regional centre, as a employment. result of its wide catchment area. The Structure Plan encourages the expansion 5.02 The District Council wishes to provide for of High Wycombe town centre for both choice and diversity in shopping, ensuring comparison and convenience shopping in that the needs of shoppers, particularly line with this sub-regional status. Marlow those without access to a car, are met. In and Princes Risborough are then seeking to ensure that the Plan’s overall identified as district centres, with ‘minor sustainability objectives are met, the centres’ comprising the lowest category. District’s town centres will continue to play In Wycombe District, the Council has the key role in achieving this aim. identified local district centres within this last category (defined in paragraph 5.41 Policy Framework and on the Proposals Map). Development National Policy in each of the categories of centre identified should be consistent with their role in this hierarchy of centres. 5.03 Planning Policy Guidance Note 6: Town Centres and Retail Development (PPG6, Local Context June 1996) provides guidance on retailing and town centres. In accordance with 5.07 ‘The District Wide Town Centre and Retail PPG6 and PPG13: Transport (March Policy Review’ (March 1997) produced by 1994), a strong emphasis is placed upon a Chesterton Consulting, was undertaken in plan-led approach to sustaining and accordance with the guidance contained enhancing the vitality and viability of in PPG6. The study confirmed that High existing centres. Wycombe should be retained as a main centre for retailing, where the Western 5.04 PPG6 adopts a sequential approach to Sector development and re-use of vacant selecting development sites for shopping units can satisfy projected comparison and other key town centre uses. This based high street retail requirements up to means that first preference should be for 2006. Chesterton also identified scope for town centre sites, followed by edge-of- additional non-food retail provision within centre sites, district and local centres and the High Wycombe retail catchment area. only then in out-of-centre locations that are accessible by a choice of means of 5.08 In meeting this scope Chesterton transport. undertook a sequential test of potential retail development sites within the High 5.05 In conjunction with other policies in this Wycombe Urban Area which is contained Local Plan, retailing policies have a major in the report ‘Comparison Goods Retail role to play in reducing the need to travel Development Strategy Paper 1998’. On and to ensure that developments are the basis of this report’s accessible by a variety of means of recommendations, further retail sites are transport. allocated at the Wycombe Marsh site (see Policy S2 Retail Warehouse Provision)
and the Lily’s Walk site (see Policy HW5). 43
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RETAILING
In respect of convenience goods facilities, the related scope for new provision after Chesterton identified a limited requirement 2006 are less certain, and will need to be for High Wycombe and scope for updated in a future review of the Local additional provision of food retailing at Plan. The Plan has not therefore Marlow (see Policy M4). This overall identified specific sites for this period, but approach to new retail development such proposals will be considered in the informs the District Council’s objectives of context of Policy S1. directing new retail development towards the town centres, and centralising facilities 5.13 The town centre shops of Princes where they can best be reached by a Risborough and Marlow cater for day to variety of modes of transport. day needs with some specialised comparison shopping, particularly in 5.09 The District Council wishes to harness the Marlow. The District Council expects that potential of retail development to unlock any additional retailing within these major under-utilised brownfield sites centres would meet locally generated where this would help to support the needs. Elsewhere within the District vitality and viability of existing centres. shoppers are catered for in local district Furthermore, due to the restrictions of the centres, local parades and corner and Green Belt and competing land use village shops. The shopping policies in pressures within the High Wycombe this chapter seek to retain and encourage Urban Area, sites for retail development such facilities. which are not already designated for other uses are few. 5.14 For each town centre, policies on primary shopping frontage zones and secondary 5.10 The Western Sector development is shopping frontage zones aim to protect crucial to the future of High Wycombe the town centre’s key retail frontages (see Policy HW1). This mixed whilst allowing for diversification. These development will provide additional shops, policies are complemented by the District many of them larger stores to increase Council’s strong commitment to town choice and diversity, complementing the centre management, environmental existing town centre. The development improvements, traffic management and area also includes proposals for pedestrian priority. commercial leisure, some housing, a new bus passenger interchange and new Chapter Objectives library. A key aim is to ensure that the Western Sector is accessible by a variety 5.15 The District Council’s objectives for the of means of transport, including public Retailing Chapter are: transport, walking and cycling, and that it is fully integrated into the wider town (i) To provide and maintain a range of centre. facilities which will meet the shopping requirements of the people who live in 5.11 The District Council recognises that there the District; will be further demand for retail warehousing and has identified the (ii) To ensure that the District’s Town Wycombe Marsh site as the main location Centres are the main focus for future for this form of development in the period retail development in accordance with up to 2006. The site is not already the Local Plan’s sustainability designated for other uses, and is able to objectives; deliver a major strategic brownfield housing site as part of a mixed scheme. A (iii) To encourage a pattern of retailing further allocation for retail warehousing is which allows shoppers to choose made on the Lily's Walk (Gas Works) site: between public transport, walking and See Policy HW5. cycling as an alternative to travelling by car; 5.12 The projections for retail expenditure and 44
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RETAILING
customer attraction or are proposed in (iv) To maintain and improve the economic units which make no contribution to the vitality, accessibility and attractiveness overall attractiveness of the local shopping of the existing shopping centres; facilities. Where a parade is large, some loss of shop units may be acceptable, as (v) To retain existing local shopping may the change of use of units which are facilities, and support the provision of close to, but not well related to, other new facilities where appropriate; and shops. The change of use of units unsuitable for retailing will be acceptable (vi) To direct retail investment to where the new use has a degree of promoting the redevelopment of customer attraction which would brownfield sites which are not already complement the existing facilities. designated for other uses and which support the Plan’s broad development 5.45 Shops standing by themselves frequently strategy. provide the only retail service to a local area. Therefore the Council will resist the loss of such facilities unless it can be Local Shops demonstrated that there are satisfactory alternative facilities in the vicinity.
5.43 Local shopping parades, corner shops POLICY S6 and village stores are found throughout the District and provide an important (1) DEVELOPMENT PROPOSALS component of residents’ shopping facilities WILL BE EXPECTED TO by catering for the day to day needs of SAFEGUARD THE PROVISION OF their neighbourhoods. They provide a SHOPPING FACILITIES, WHICH vital service for the less mobile, including MEET THE DAY TO DAY NEEDS elderly people, people with disabilities, OF LOCAL RESIDENTS. parents with young children and people without access to a car. Shops in rural (2) IN DETERMINING APPLICATIONS locations and in residential areas away FOR THE CHANGE OF USE OF from main shopping centres are especially SHOPS IN LOCAL SHOPPING valuable in these respects. PARADES TO NON-SHOP USES THE COUNCIL WILL HAVE 5.44 The Council wishes to retain the REGARD TO THE FOLLOWING attractiveness of shopping parades as FACTORS: places to shop and in applying Policy S6 will have regard to the cumulative effects (a) THE NUMBER AND RANGE OF of the loss of shop units. It will be a EXISTING RETAIL FACILITIES matter of judgement for the Council WITHIN THE AREA; whether or when the overall number of non-shop units has reached a level at (b) THE DEGREE OF CUSTOMER which further changes should be resisted. ATTRACTION TO THE Uses which result in a substantial PROPOSED USE; customer attraction to a unit within a local shopping parade or area may be (c) THE SUITABILITY OF THE UNIT acceptable provided that a sufficient FOR SHOPPING IN RELATION number of retail outlets remain. A use TO ITS SIZE AND/OR falling within Classes A2 and A3 of the SERVICING ARRANGEMENTS. Use Classes Order such as a bank or restaurant may therefore be acceptable. (3) THESE FACTORS WILL ALSO BE Such uses should complement the main TAKEN INTO ACCOUNT WHEN retail function of the local shopping area. ASSESSING THE CHANGE OF Other uses are likely to be only acceptable USE OF AN A2 OR A3 USE TO A where they would result in no loss of USE OUTSIDE PART A OF THE 45
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RETAILING
SCHEDULE TO THE USE window display. Well designed modern CLASSES ORDER 1987. shop fronts will be appropriate in many locations and should be actively (4) THE CHANGE OF USE OF SHOPS promoted, but many proposals are for low NOT IN A PARADE WILL ONLY BE quality, poorly designed ones in PERMITTED WHERE SUITABLE unsympathetic materials that do not ALTERNATIVE LOCAL SHOPPING contribute to the visual well being of the FACILITIES ARE AVAILABLE IN District. Where traditional shop fronts THE IMMEDIATE LOCALITY. remain, either isolated or as part of a terrace or development of shops they Changes of Use of Shops to Non-Shop Uses should be repaired and missing elements reinstated. However traditional style shop 5.46 Where non-shopping activities are fronts with stall risers may be approved, it will still be necessary to inappropriate in some situations, for ensure that the premises continue to example in a contemporary style of contribute to the area’s attractiveness for building. Modern shop fronts if carefully shopping. Therefore where non-shop designed can be sympathetic to their activities are approved, it will normally be surroundings without resort to direct necessary to have a satisfactory window copying of historic styles. Every effort display in order to safeguard the visual should be made to secure dignified attractiveness of the shopping centre and access to, and inside, shop fronts avoid the creation of visually ‘dead’ wherever possible (see also Policy G9 frontages. The normal five year limit on ‘Access for People with Disabilities’). implementation of planning permissions will be reduced to two years in the case of 5.48 Where, for security purposes, the non-shop uses in order to reduce the provision of shutters is required, number of unimplemented planning consideration should be given to the use permissions which, if not taken up, may of laminated glass and/or installing block the change of use of an adjoining internal lattice shutters. For those shops property. where the provision of internal shutters is not physically possible, consideration will POLICY S7 be given to external lattice shutters, or removable grille-type shutters. For shops (1) WHERE THE CHANGE OF USE OF within Conservation Areas, Policies HE12 A SHOP TO A NON-SHOP USE IS to HE16 will apply. PERMITTED CONDITIONS WILL BE IMPOSED TO THE EFFECT POLICY S8 THAT: (1) PROPOSALS FOR NEW OR (a) A SATISFACTORY WINDOW REPLACEMENT SHOP FRONTS DISPLAY IS MAINTAINED; AND OR ALTERATIONS TO EXISTING ONES WILL BE EXPECTED TO (b) THE CHANGE OF USE IS DISPLAY HIGH STANDARDS OF IMPLEMENTED WITHIN A DESIGN THAT COMPLEMENT AND PERIOD OF TWO YEARS. DO NOT DOMINATE THEIR SETTING. TO THIS END THEY Shop Front Design SHOULD:
5.47 Shop fronts should not be considered in (a) RESPECT THE SCALE, isolation: they should harmonise with the PROPORTIONS AND upper floors of buildings and with APPEARANCE OF THE UPPER neighbouring buildings. If premises are PART OF THE STRUCTURE, IN not used for retailing but for professional PARTICULAR WITHOUT or other services, they should maintain a ENLARGING UPPER FLOOR well designed front with an interesting WINDOWS FOR DISPLAY 46
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RETAILING
PURPOSES;
(b) RESPECT THE SCALE AND OVERALL CHARACTER OF THE STREET SCENE AND ADJOINING SHOP FRONTS WHERE RELEVANT;
(c) AVOID STRIDENT COLOURS, DEEP FASCIAS AND OVERLARGE LETTERING AND LOGOS; AND
(d) IN RESPECT OF TRADITIONAL SHOP FRONTS WHERE THEY SURVIVE, RETAIN, REPAIR OR REINSTATE MISSING ELEMENTS AND REFURBISH THEM WITH PARTICULAR ATTENTION PAID TO FASCIA LINES, STALL RISER HEIGHTS, FRAME AND GLAZING BAR PROFILES, MATERIALS AND FINISHES;
(e) WHERE A SECURITY SHUTTER IS PROPOSED USE EITHER LATTICE, LAMINATED GLASS OR REMOVABLE GRILLES, AND IN
CONSERVATION AREAS ACCORD WITH POLICY HE15.
47
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RETAILING
48
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TOWN CENTRES
6. TOWN CENTRES TC2 – defines how new development proposals in town centres should be assessed in relation to their impact on the Introduction centre as a whole, including: effect on the highway network; contribution to 6.01 This chapter comprises land use policies diversification of town centre functions; for the broad development and use of the contribution to physical enhancement of District’s three main town centres: High the town centre; degree to which Wycombe, Marlow and Princes accessibility will be improved through the Risborough. Town centre functions are encouragement of public transport; effect varied, combining retailing, business, upon the vitality and viability of the centre. services and facilities, leisure and recreational opportunities, housing, Trends & Issues community uses, parking and transport requirements. 6.04 The success of the District’s town centres is recognised as central to the economic Policy Framework and social continuity of the communities which surround them. To secure their National Policy future vitality and viability, land use policy must allow for sustainable growth, 6.02 Guidance on town centres is contained in meeting the varied needs of the public. Planning Policy Guidance Note 6: Town This chapter sets out the broad objectives Centres and Retail Development (PPG6, for the town centres and where June 1996) This places an emphasis on: appropriate specific land use designations. • Promotion of mixed use development and retention of key town centre 6.05 Through land use policies, the Local Plan functions. seeks to identify and support the central • areas which are the focus for commercial, Use of coherent town centre parking social, civic and cultural activities. strategy to support urban vitality. Consistent with national guidance and the • Structure Plan, the three main town Promotion of town centre management centres in the District have specific roles and good urban design. relevant to their size, location and land use. Within South Buckinghamshire, High Strategic Policy Wycombe is recognised as being of sub- regional importance, serving both the local 6.03 The Buckinghamshire County Structure population of the town and the wider Plan 1991-2011 sets out a framework in catchment. Marlow and Princes the following policies: Risborough are identified as district centres, fulfilling a local retail and S2 – defines the hierarchy of the various business function relevant to each retailing centres in the District. High community (refer to the Proposals Map). Wycombe is defined as a sub-regional centre and Princes Risborough and 6.06 Each centre is the focus for many of the Marlow as district centres. activities and functions which create a cohesive and vital living environment, TC1 – seeks to maintain and strengthen capable of meeting our daily needs and the vitality and viability of town centres wider requirements. The District’s main and encourage diversification of town towns are part of our heritage, and centre functions, including the introduction securing their continued health will foster of new residential accommodation, where civic pride and local identity. The smaller this would not result in the loss of viable local areas of Bourne End, Flackwell retail uses. Heath, Hazlemere, Lane End, Stokenchurch and Wooburn Green also 49
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TOWN CENTRES
contribute to the needs of our community. as follows: To be sustainable, the town centres must be supported through Local Plan policies, (i) revitalise weak and threatened areas; public and private sector partnership, and a positive town centre management (ii) develop a balanced pattern of land strategy. uses;
6.07 Town centres must reflect a range of (iii) enhance pedestrian priority; uses, not only shopping but leisure, recreation, residential, business and (iv) improve access for public transport; community activities, all of which can reinforce each other making town centres (v) build a strong pedestrian environment; more attractive to local residents, shoppers and visitors. (vi) raise townscape quality;
6.08 Successful Local Plan policies will bring (vii) retain and reinforce the heritage of the together complementary development towns; and, with regard to High opportunities and land uses to safeguard Wycombe town centre, consolidate and strengthen town centres, encouraging and integrate the enlarged town centre linked trips and greater scope to use following development of the Western means of transport other than the car. Sector scheme.
6.09 The encouragement of residential Supplementary Planning Guidance accommo-dation in town centres is an important means of securing their long- 6.12 The findings of the town centre studies will term health and success. This will help be used to form ‘Area Framework’ address the demand for new houses, and documents. These will provide will provide accommodation suited to town Supplementary Guidance based on an centres, particularly to single households, interpretation of the characteristics of each unlikely to depend upon the private car. town, and identifying design guidance for People living in town centres will help to future development and environmental create a more diverse community. enhancements. These frameworks will seek to implement the principles outlined 6.10 Within the Town Centres chapter, specific in the Policy TC1. policies reflect the individuality and role of each centre. The guiding principle running Chapter Objectives consistently through these policies is the recognition of the town centres as the 6.13 To achieve sustainable town centres, focus for retail, commercial, leisure, Local Plan policy will aim to: residential, civic and cultural activities, supported by an integrated public (i) Sustain and enhance their vitality and transport strategy which reduces viability; dependence on the car. (ii) Focus development in locations where 6.11 A study of each of the town centres, the proximity of businesses facilitates including an interpretation of retail needs, competition and maximises the transport issues and environmental opportunity to use means of transport enhancement opportunities has been other than the car; carried out in order to assist in planning for the town centres. The (iii) Maximise development recommendations of the town centre density whilst achieving high quality studies have been subject to public urban design; consultation and the results have helped (iv) Maintain an efficient, competitive and shape town centre policies. The main innovative retail sector; themes that emerge from the studies are 50
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TOWN CENTRES
transport access were to prove effective, (v) Ensure the availability of a wide range possibly alongside provision of accessible of shops, employment services, parking outside the town centre. The residential accommodation and policy stance will be reviewed in light of facilities to which people have easy the results of the Marlow Transportation access by a choice of means of Study (see also Policy T18). transport; Opportunities for providing additional public car parking facilities within the (vi) Preserve and enhance the historic fabric of the town centre are very environment and character of the town limited and the Council has no plans at centre both through the control of present to construct any new public car development and the promotion of parks. Existing car parks should where townscape and streetscape possible be subject to environmental improvement; improvements, to ensure the high (vii) Retain and where appropriate seek the standard of safety, amenity and quality of enhancement of community, leisure environment.
and entertainment facilities; POLICY M2
(viii) Seek to retain and improve existing PLANNING PERMISSION FOR housing in the town centre and to DEVELOPMENTS WHICH CAUSE A encourage new housing developments NET REDUCTION IN EXISTING PUBLIC
in appropriate locations; PARKING SPACES WILL NOT BE GRANTED UNLESS IT CAN BE (ix) Improve conditions for pedestrians, SATISFACTORILY DEMONSTRATED people with disabilities and cyclists; THAT OTHER MEASURES FORMING and PART OF THE AGREED TRANSPORTATION STRATEGY FOR (x) In respect of High Wycombe, secure THE AREA WILL BE PUT IN PLACE TO its role as a sub-regional centre. MEET THE TRAVEL DEMAND ASSOCIATED WITH CAR PARKING SPACES THAT ARE REMOVED. THE Town Centre Management DISTRICT COUNCIL WILL LOOK SYMPATHETICALLY ON PROPOSALS 6.14 The District Council has established Town FOR PARKING WHICH WOULD Centre Management initiatives for each of REDUCE THE NEED FOR TRAFFIC TO the main town centres in partnership with ENTER THE TOWN CENTRE, local organisations in accordance with PROVIDING THERE ARE NO Best Practice and PPG6. OVERRIDING ENVIRONMENTAL ISSUES. MARLOW TOWN CENTRE
Public Car Parks
6.73 The existing public car parks in Marlow town centre should remain since the loss of any one would place an intolerable strain on the town centre by displacing cars onto town centre roads, resulting in traffic congestion and inconvenience to local residents. Problems in this regard are already being experienced. This situation might be reviewed if measures to
encourage pedestrian, cycle and public
51
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TOWN CENTRES
52
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
7.05 By planning land-use and transport 7. TRANSPORT together in ways which reduce the need to travel (for example by locating housing Introduction and employment uses close together), the planning system can contribute to these 7.01 Today’s society places a high value upon objectives, and also to the environmental access to facilities and personal mobility. goals set out in the Government’s The economy of the District depends upon Sustainable Development Strategy. the mobility of its workforce and the easy PPG13 encourages, for example, the movement of goods and services. The promotion of development in locations well being of our communities, and which are highly accessible by means particularly the less well off, depends other than the private car – with the significantly upon easy access to jobs, promotion of public transport, cycling and shops and other facilities. walking being a central theme in the Government’s approach to Transport 7.02 To facilitate this access, the District Policy. This approach is clearly Council is committed to maintaining and, emphasised in the Transport White Paper where necessary, securing improvements (July 1998). Major road building to the District’s transport system. programmes are no longer widely accepted as being the best solution to 7.03 The District Council is concerned, congestion problems, and other measures however, that the existing transport are needed to tackle the problems which infrastructure is inadequate to serve the derive from an increasingly mobile society. increasing demands being placed upon it. A consequence of this is widespread and 7.06 To reduce the number of motorised severe road congestion, especially at journeys, in accordance with PPG13, the peak times, which is not only expensive in 1997 Road Traffic Reduction Act requires terms of time and money for those individual Highway Authorities to review affected by delays, but also generates traffic levels, and produce targets for localised pollution that can have a reducing traffic or the rate of traffic growth. detrimental effect upon the District’s In addition, the allocation of Government environment. funds for transport projects through the
Policy Framework Local Transport Plan requires Highway Authorities to include measures which National Policy reduce the impact of the private car. Policies and programmes which promote 7.04 The UK Government is concerned over public transport, cycling and walking as increasing traffic growth and the part of an overall transport strategy, have implications of this in terms of congestion assumed increasing importance. and pollution. Planning Policy Guidance Strategic Policy Note 13: Transport (PPG13, 2001) advises local authorities to adopt land-use 7.07 Buckinghamshire County Council, which is policies and transport programmes which the Highway Authority for the District, help to: considers that the forecast rate of traffic growth in the County to 2011 (of over 50% (i) promote more sustainable transport on 1991 levels), can be neither choices; accommodated nor sustained. In recognition of this, the Buckinghamshire (ii) promote accessibility to jobs, facilities and services by public transport, County Structure Plan (adopted in March walking and cycling; 1996), emphasises the importance of planning land-use and transport together, (iii) reduce the need to travel, especially to reduce the need to travel, particularly by private car. by the private car. The Structure Plan has also put a greater emphasis on safety, the 53
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
environment and the promotion of 7.11 To develop the objectives of the ITS, the alternative modes of travel, such as public District Council, in partnership with the transport, walking and cycling. County Council, has adopted a Transportation Strategy for High 7.08 Local Transport Plans (LTP) will provide Wycombe, and the District Council wishes the basis for an integrated approach to to see detailed strategies adopted for the transport and land use, and will implement remainder of the District. Marlow has many of the transport aspects contained in been identified as the first priority area for development plans. The policies such an exercise. The Wycombe contained in this Local Plan will therefore Transportation Strategy is based upon the be monitored and, if necessary, revised positive promotion of public transport, through a Review or Alteration to the together with measures to manage car Local Plan during the Plan period, to use and encourage greater levels of ensure consistency with the new LTP is cycling and walking. A consistent achieved and maintained. approach is reflected in the transport policies of this Local Plan, in accordance 7.09 The County Council has produced an with both national and strategic guidance. Integrated Transport Strategy (ITS) for Buckinghamshire, and the transport 7.12 In addition to this Local Plan, the District policies of this Local Plan reflect the main Council’s Strategic Plan contains seven aims and objectives being pursued. The objectives relating to transportation, and ITS is a non-statutory document, but it is the key strategic aim is to ‘increase the consistent with both PPG13 and the use of public transport, cycling and transport objectives for the Region, as set walking and reduce the adverse impacts out in Regional Planning Guidance for the of motor vehicles’. South East (RPG9, March 1994). Unlike the Structure Plan, the ITS is not restricted to land-use policies, and the measures which it contains are intended to influence Chapter Objectives both the demand for travel, and the way that demand is met. For the purpose of 7.13 The District Council’s objectives for monitoring the implementation of its policy transport are to: objectives, the ITS has set a number of targets. Reference to the more significant (i) Promote a safe, efficient and targets is given in the appropriate sections sustainable transport system; of this chapter. (ii) Encourage the safe and efficient Local Context movement of both people and goods, in order to support the economy of the 7.10 In setting the framework for many land- District; use decisions, this Local Plan has an important role to play in ensuring the (iii) Reduce the need to travel, particularly success of the ITS. For example, by by private car; concentrating development on recycled urban land (brownfield land) near to public (iv) Reduce the environmental impact of transport facilities, the Local Plan can traffic and transport; encourage greater use of public transport services as an alternative to the private (v) Improve transport choice by car. Furthermore, whilst the District encouraging new development to Council does not itself provide the majority locate where it is highly accessible by of transport services, it has an essential public transport and non-motorised role to play in securing transport modes (walking and cycling); improvements through the exercise of its development control powers. (vi) Encourage greater priority for, and increase the modal share of, public 54
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
transport, cycling and walking within providing for greater transport choice. If the District, and to make these safe, people can conveniently and routinely convenient and attractive alternatives switch from bicycle to train, or from car to to the car; bus, for example, to make their journeys, then the environmental damage currently (vii) Provide access to transport facilities, caused by a heavy reliance on car-based and encourage high standards of travel can begin to be stabilised and safety, accessibility and amenity for eventually reduced. The District Council all highway users; is committed to promoting transport interchange, and hence greater transport (viii) Promote and encourage an integrated choice. It is a central theme in the approach to transport, including the transport policies being pursued in this number of journeys made by more Local Plan. than one mode, through such measures as Park and Ride, other 7.22 Particularly significant interchanges will transport interchanges; and the include Park and Ride (See Policy T15), development of integrated transport and a new bus and rail interchange in strategies for all areas of the District; High Wycombe (see Policy HW7). However, whilst of a much smaller scale, (ix) Reduce traffic congestion, and the introduction of facilities such as cycle discourage through traffic from using racks and bus stops/shelters are also unsuitable roads; and important.
(x) Ensure development proposals 7.23 Therefore the District Council will support satisfactorily mitigate any highway appropriate proposals which provide for a and transport problems which they safe, efficient and convenient interchange would otherwise cause, or contribute between different modes of transport, to to. promote general use of bus, taxis, private hire vehicles, cycling and walking, and Integrating Transport Modes reduce the reliance on car-based travel.
7.20 The District Council wishes to promote a transport system that is safe, efficient, sustainable and accessible. The District On-Site Parking, Servicing and Developer Council believes that the way to achieve Contributions its objectives is through the integration of transport with both land-use planning, and On-Site Parking and Servicing the wider environment. The integrated transport strategies being pursued for the 7.24 Despite an overall intention of reducing District, are illustrative of the approach the reliance on the car, many trips will being taken to transport policy. The continue to be made by car, and transport strategies involve integration appropriate provision for parking will be within and between different types of needed consistent with the approach set transport, so that each mode works out in PPG3: Housing and PPG13: properly, and people can make easy Transport. The use of parking restraint as connections between them. a traffic management tool is recognised. New and sometimes innovative 7.21 The District Council believes that if approaches will be required in terms of individuals are to be encouraged to use design and layout, mobility management, their car less, a variety of transport and in providing a high degree of mobility alternatives to the car need to be put in without the need for car ownership (for place. The promotion and development of example through the development of car transport interchanges (locations where share clubs). In this way reduced levels of people can conveniently change from one car parking may be introduced without mode to another), is a key theme in overriding problems of uncontrolled off 55
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
site/on street parking. Where displaced met off-site. Accordingly, financial parking has the potential to cause serious contributions will be sought from problems appropriate traffic calming and developers in appropriate circumstances, traffic/parking management may also be including commuted payments for the required (see Policies T13 and T14). provision of public parking (see Policy T3 These types of approach will be and Appendix 9). increasingly necessary to move away from previous demand-based minimum car 7.28 In order to secure an appropriate provision parking standards. of on-site parking and servicing, the standards as set out in Appendix 9 will be 7.25 Five Accessibility Zones have been regularly monitored and, if necessary, identified across the District. These are revised through a Review or Alteration to outlined in Appendix 8 and shown in more this Local Plan during the Local Plan detail in the Council’s supplementary period, to fully reflect any material planning guidance, “Accessibility Zones, changes in circumstances. Similarly, the Parking Standards and Developer ‘Accessibility Zones’ outlined in Contributions to Transportation – A Appendix 8, will be updated periodically Technical Guide”. The level of parking against the criteria set out. which will be required is dependent upon the level of accessibility by public 7.29 Where appropriate, special parking transport (or walking and cycling if these provision for motorcycles, Heavy Goods modes are quicker). In this way, the Vehicles (HGVs) and coaches will also be District Council aims to reduce the level of sought, in addition to the parking trips by car associated with new standards outlined in Appendix 9. The development in more accessible locations. District Council recognises the This will both reduce the adverse contribution which can be made by environmental impact, and the impact on motorcycles as an alternative to the the local highway network. Given that a private car, when travel by public key objective of this Local Plan is to transport, cycling or walking is impractical. reduce the need to travel wherever HGVs and coaches need special provision possible, and particularly by car, the for parking, both for convenience, and so parking standards have been set at a that their environmental impact can be maximum, rather than at a minimum level minimised. (see Appendix 9). In general it may not be appropriate for new development to 7.30 Adequate loading, unloading, circulation provide the maximum level of parking and turning spaces must be provided in permitted by the Council’s standards. new developments to minimise danger These should be applied in a way that is and inconvenience caused by on-site consistent with government guidance, in traffic. Where development is accessed particular as set out in PPG3: Housing from a classified highway, the provision of and PPG13: Transport. adequate on-site turning arrangements will be of particular importance. With 7.26 It should be noted that whilst the strategic regards to freight vehicles, the County and land released as part of this Local Plan District Councils are currently guided by will be required to be developed in a the Freight Transport Association’s consistent manner, particular targets for publication ‘Designing for Deliveries’. parking provision and contributions to transport improvements are set out in Appendices 8 and 9.
7.27 With a reduced emphasis on new development catering for travel demand in the form of on-site car parking, travel demands associated with new development will increasingly need to be 56
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
POLICY T2 important.
DEVELOPMENT PROPOSALS WILL BE 7.43 In conjunction with the County Council as REQUIRED TO MAKE PROVISION FOR Highway Authority, the aim of the District ON-SITE PARKING. THE OVERALL Council will be to give appropriate priority SCALE OF NEW PROVISION SHALL to pedestrians wherever possible. This NOT EXCEED AND MAY BE BELOW will be achieved through the use of traffic THAT SET OUT IN THE ADOPTED management schemes, by restricting MAXIMUM STANDARDS CONTAINED access for general vehicular traffic IN APPENDIX 9 OF THE LOCAL PLAN. (particularly through traffic); and by SERVICING VEHICLE PROVISION introducing pedestrian enhancement SHALL, IF POSSIBLE, BE MADE ON- schemes, such as the recent SITE pedestrianisation of the High Street in High Wycombe. These measures will AND BE ADEQUATE FOR THE improve the environmental quality of INTENDED LAND USE, THE ACCESS public areas, while at the same time ARRANGEMENTS AND THE respecting the function of retail centres. LOCATION. CENTRALISED RESIDENTIAL PARKING PROVISION 7.44 In consultation with the County Council, SHALL BE CLOSE TO THE businesses and residents, the District DWELLINGS THAT IT WOULD SERVE Council will support the designation of AND SHOULD BE SECURE, new pedestrian routes within the principal CONVENIENT AND BE DESIGNED AND built-up areas, and will seek to secure LAID OUT IN SUCH A WAY AS TO BE their implementation. The aims will be to: PHYSICALLY AND VISUALLY INTEGRATED WITH THE OVERALL (i) provide town-wide networks of SCHEME OF DEVELOPMENT. pedestrian routes;
Pedestrian Movement and Provision (ii) improve the pedestrian environment along the length of the journey, by providing a high standard of 7.41 As the most environmentally friendly form pedestrian facilities; of transport, and one which accounts for typically over a quarter of the trips in built- (iii) minimise severance imposed by up areas, the ease of movement of vehicular traffic, and link up with pedestrians in the District’s towns and traffic-calmed areas; and villages is of great importance. Walking, as a form of exercise, potentially offers (iv) improve access for the elderly and important health benefits, and an increase people with disabilities. in the level of pedestrian activity can help to ensure that areas feel safer and less 7.45 Depending upon the level of pedestrian isolated. In order to improve the use expected, the District Council will environment for pedestrians, traffic encourage the provision of a high calming and traffic management standard of facilities to encourage use. measures are being introduced where These may include: pedestrian activity is greatest (see Policies T13 and T14). (i) high standards of maintenance, lighting and ancillary features such as 7.42 Pedestrians need safe, attractive and signposting, map information boards, convenient routes both within residential seating and litter bins; areas, and linking with town/district centres, schools, employment areas, (ii) minimum pavement widths of 1.8m, public amenities and public transport inter- increasing to 4.5m at retail centres; changes. Links between car parks and and the areas/facilities they serve are also 57
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
(iii) safer road crossing points, including POLICY T4 traffic calming, and dropped kerbs, where appropriate. ALL DEVELOPMENT AND ASSOCIATED HIGHWAY PROPOSALS 7.46 The footpath network provides convenient SHOULD PROVIDE FOR SAFE, DIRECT, routes between different residential areas CONVENIENT AND ATTRACTIVE to schools, shopping centres, playgrounds MEANS OF MOVEMENT ON FOOT, and to areas of open countryside. Under INCLUDING (WHERE APPROPRIATE) the National Parks and Access to the LINKS WITH ANY EXISTING RIGHTS OF Countryside Act 1949, all public rights of WAY AND SUITABLE FUTURE way must be shown on Definitive Maps CONNECTIONS WITH THE LOCAL AND prepared by the County Council. The STRATEGIC FOOTPATH NETWORK OF provisions of the Wildlife and Countryside THE DISTRICT. Act 1981 require that a Definitive Map and statement recording public rights of way, Cycling footpaths and bridleways be prepared and then kept under continuous review. The 7.48 Cycling is both a safe and healthy form of County Council is the surveying Authority travel which can offer comparable speed for this District. In order to assist the and flexibility to the car over short County Council, the District Council will journeys, while suffering much less from seek to retain the existing rights of way, as delays associated with congestion. A shown on the Definitive Map produced by recent National Travel Survey has found the County Council. Footpaths and rights that 72% of today’s journeys are less than of way can be of considerable nature five miles in length, and 46% are less than conservation, landscape and historical two miles; distances which have the value. potential to be travelled comfortably and conveniently by bicycle. 7.47 The District Council will safeguard the interests and amenity of pedestrian 7.49 The aim of the District Council is to movement within future development. In encourage the provision of facilities for accordance with Policy T1, existing public cyclists which will: footpaths and other rights of way should be safeguarded and retained. Where (i) encourage more and safer cycling in detailed development proposals make order to realise the District Council’s diversions necessary, these should be at adopted target of quadrupling the least as (if not more) safe, direct and level of cycle use by 2012; convenient as those being replaced. They should, as far as possible, be provided (ii) provide an area-wide network of cycle within the development site or area in routes; question and also be fully capable of being adopted by the local highway (iii) provide safe, direct, convenient and authority. The Council also wishes to attractive routes which link residential promote new access opportunities by areas with the town centres, public future footpath linkages within areas of transport facilities, employment and development. Particular attention will be recreational facilities, local shops and paid to connections with the long-distance schools, and the wider countryside; National Trails within the District, namely and the Thames Path and the Ridgeway Path, which are the subject of Policies RT14 (iv) improve the environment for cyclists and RT15. by providing a high standard of cycling facilities such as secure parking and shower/changing facilities.
58
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
7.50 The Government has, through its National network is retained at all times. Cycling Strategy, set a national target of quadrupling the number of journeys made 7.52 Cycle routes need to be safe, coherent, by bicycle by 2012, compared to the 1996 comfortable, attractive and direct, if they base. In accordance with this strategy, are to meet the needs of existing cyclists the District Council has adopted a similar and facilitate an increase in the level of target. In the High Wycombe urban area, cycling. In addition, it is also important to this target may be more difficult to ensure that, on reaching their destination, achieve, owing to the difficult topography cyclists can leave their bicycles and the widespread traffic congestion unattended in a secure, dry, well-lit and which act as a disincentive to bicycle use. convenient location. Shower/changing However, by improving facilities for facilities should generally be provided for cyclists, and tackling traffic congestion cyclists where a significant potential for with appropriate traffic management cycling exists. Residential developments, measures (See Policies T13 and T14), particularly flatted developments, which do there is no reason why progress towards not provide private garaging/storage the target cannot be made. The other facilities, should make appropriate major towns in the District, Marlow and provision for bicycle storage and parking. Princes Risborough, currently offer more The District Council has produced cycle favourable conditions for cyclists, and the parking standards at the minimum level District Council will seek to improve these necessary to accommodate the District further. The aim of the District Council is Council’s targeted increase in cycling, and to give priority (in terms of access and these are outlined in Appendix 9. journey time), to cyclists as appropriate, particularly on roads with significant (and 7.53 Where the developer is unable to provide potentially significant) cycle flows. The the necessary cycle facilities directly, the relatively flat topography in areas of the District Council will seek to negotiate, District such as Marlow and Princes wherever possible, a contribution (either in Risborough, make them particularly whole or in part) towards the cost of suitable for encouraging cycle use. providing cycle facilities, in accordance with Policies G2 and T3 of this Local Plan. 7.51 Sustrans, which is a national charitable organisation which designs and builds POLICY T5 traffic-free routes for cyclists, walkers, horseriders and people with disabilities, is (1) WHEN ASSESSING progressing a shared cycle route on the DEVELOPMENT AND former Thame to Princes Risborough ASSOCIATED HIGHWAY railway line. This route provides an PROPOSALS, SAFE, DIRECT, important link with The Ridgeway Path CONVENIENT AND ATTRACTIVE (see Policy RT15) and, in turn, The PROVISION FOR CYCLISTS WILL National Cycle Network. The East-West BE SOUGHT, AND MAY INCLUDE; Cycle Route which passes through the High Wycombe urban area is also an (a) DETAILED TRAFFIC important strategic route for cyclists. Both MANAGEMENT AND TRAFFIC the Thame to Princes Risborough, and the CALMING SCHEMES TO East-West Cycle Routes are defined on ENSURE BOTH CYCLISTS’ the Proposals Map, and the District SAFETY AND PRIORITY Council will seek to protect these and any MOVEMENT; AND other cycle routes for the benefit of cyclists, and will also seek the provision of (b) PROVISION OF EFFECTIVE AND additional infrastructure facilities. Routes CONVENIENTLY LOCATED which are threatened by development CYCLIST (AND PEDESTRIAN) should be replaced and re-routed, if CROSSING POINTS OF necessary, to ensure a satisfactory VEHICULAR TRAFFIC ROUTES.
59
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
Buses (2) ACTIVE SUPPORT WILL BE GIVEN, WHERE DEVELOPMENT OR OTHER OPPORTUNITIES OCCUR, 7.56 Although railways and taxis have an TO THE CREATION OF AN important role to play in encouraging INTEGRATED NETWORK OF NEW greater public transport use, buses AND IMPROVED CYCLE ROUTES continue to provide the majority of urban (BOTH ON AND BEYOND EXISTING and rural public transport services. PUBLIC HIGHWAYS); 7.57 In association with the County Council, the District Council will seek to maintain and (3) THE INCORPORATION, WHEREVER POSSIBLE, OF CYCLEWAYS enhance the network of bus services WITHIN DEVELOPMENT within the District, and will use its PROPOSALS (ESPECIALLY development control powers to ensure WHERE CONNECTIONS CAN BE that new development is located in a MADE TO THE WIDER NETWORK manner which will support and strengthen OF CYCLE ROUTES) OF A existing levels of bus service, and helps in STANDARD SUITABLE FOR developing a network of bus priority ADOPTION BY THE LOCAL measures. These include the introduction HIGHWAY AUTHORITY. of bus lanes and other bus priority measures, as well as Park and Ride POLICY T6 services (see Policy T15). The District Council will also support measures to (1) SUITABLE CYCLE PARKING improve bus access for people with PROVISION WILL BE REQUIRED AT disabilities, and the enhancement of MAJOR FUTURE GENERATORS OF convenient interchange between bus CYCLIST TRAFFIC AND, WHERE services and other modes of transport. APPROPRIATE, WITHIN ALL PROPOSED DEVELOPMENT AT 7.58 Important measures to date which have LOCATIONS SUCH AS: improved the quality of the bus as a form of travel, include the London Road Bus (a) EMPLOYMENT AREAS Lane in High Wycombe, and a Quality Bus Initiative, which has seen the introduction (b) EDUCATIONAL of new low-floor buses, raised kerbs at ESTABLISHMENTS bus stops, new bus shelters and an improved frequency of service. The (c) RETAIL CENTRES District Council will support the introduction of similar initiatives and bus (d) TRANSPORT INTERCHANGES priority measures throughout the District, particularly in High Wycombe, Marlow and (e) LEISURE FACILITIES Princes Risborough.
(f) PUBLIC BUILDINGS 7.59 In addition to the above, Policy HW1 of this Local Plan addresses the future (2) DEVELOPERS SHOULD PROVIDE development of a new bus station in High ADEQUATE CYCLE PARKING, IN Wycombe Town Centre, as part of the ACCORDANCE WITH APPENDIX 9, Western Sector development. AT SUCH PLACES AND AS PART OF FUTURE HOUSING, SHOPPING, POLICY T8 OFFICE, WAREHOUSING AND PUBLIC BUILDING DEVELOPMENT. OPPORTUNITIES TO INTRODUCE OR TO IMPROVE ACCESSIBILITY, BUS PRIORITY MOVEMENT AND INTERCHANGE FACILITIES ON THE FUTURE BUS AND COACH SERVICE NETWORK WILL BE SOUGHT AND 60
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
SUPPORTED IN THE COURSE OF However, there is a growing recognition AUTHORISING DEVELOPMENT; ANY that such measures may have a wider DEVELOPMENT PROPOSALS WHICH application. Fundamental to most traffic WOULD ADVERSELY AFFECT EITHER calming schemes are: EXISTING ACCESS OR FUTURE IMPROVEMENTS TO SUCH FACILITIES (i) restraining through traffic; WILL BE REFUSED PLANNING PERMISSION. (ii) reducing traffic speeds; and
Taxis and Private Hire Vehicles (iii) controlling parking.
7.68 The District Council recognises the The benefits which arise include the contribution made by taxis and private hire following: vehicles to personal mobility. In particular, they offer flexibility for both car users and • the level and severity of accidents is non-car users, which can help make travel reduced; by other modes possible. • noise, pollution, anxiety and 7.69 The District Council will encourage the intimidation from traffic are reduced; provision of facilities for taxi and private hire operators and users as appropriate, • pedestrians and cyclists are to ensure convenient access to major encouraged, and adults and children developments, including the provision of are more comfortable to move around, taxi ranks at important destinations, and at and to use the street for a wider range public transport interchanges. of activities; and
• the potential may arise for environmental improvements e.g. POLICY T12 landscaping.
LICENSED TAXI RANKS AND (WHERE 7.72 These principles can apply to existing or A DEMAND EXISTS FOR SUCH new development, or where new FACILITIES) SPACE FOR SETTING development would result in additional DOWN OR DROP OFF FOR PRIVATE traffic on local roads. HIRE CARS, WILL BE REQUIRED TO BE PROVIDED IN ALL MAJOR 7.73 Wherever possible, new development DEVELOPMENT SCHEMES, should be designed so that pedestrians ESPECIALLY IN CONNECTION WITH and other users of public space are not FUTURE MAJOR RETAIL SHOPPING subordinated to the needs of motorised DESTINATIONS AND IN THE DESIGN traffic. For example, careful consideration AND LAYOUT OF ALL SIGNIFICANT of the design layout of a new development TRANSPORT INTERCHANGE can result in the physical enforcement of a FACILITIES. low speed limit, to benefit pedestrians. This approach is not restricted to new Traffic Management and Traffic Calming residential developments, but also, for example, to new retail or business 7.70 Traffic management and traffic calming development. schemes have an important role to play in reducing the impact of through traffic on 7.74 Where relevant, new development should local roads, thereby promoting calm, safe incorporate appropriate traffic and environmentally improved conditions management and calming measures from in streets. the outset, and should ensure that off-site traffic does not result in unacceptable 7.71 Traffic calming schemes have tended to increases in the impact of traffic on local be implemented on a limited area basis. roads, or the amenities of adjoining areas. 61
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
the use of public transport and can POLICY T13 facilitate more intensive town centre (1) THE HIGHWAYS LAYOUT OF ALL development. However, it can abstract NEW DEVELOPMENT WILL NEED patronage from other public transport TO MAKE ADEQUATE PRIORITY services and can adversely impact upon PROVISION FOR THE SAFE AND the local environment and amenities. In CONVENIENT MOVEMENT OF addition, most areas surrounding High PEDESTRIANS AND CYCLISTS AS Wycombe and Marlow are covered by WELL AS FOR PEOPLE IN CARS. either Green Belt or Chilterns Area of DETAILED PROPOSALS WILL Outstanding Natural Beauty, or both. ACCORDINGLY NEED, WHERE These are national designations where APPROPRIATE, TO PROVIDE OR there are general presumptions against SECURE BOTH ON AND OFF-SITE inappropriate and damaging TRAFFIC CONTROL AND SPEED developments. Revisions to PPG2, made REDUCTION MEASURES IN in March 2001, provide guidance on when ORDER TO: park and ride schemes may not be inappropriate in the Green Belt. Whether (a) ENSURE ROAD SAFETY AND or not the advantages of any Park and TRAFFIC ACCIDENT Ride scheme, and lack of alternative REDUCTION; suitable and more sustainable sites, outweigh the disadvantages requires a (b) ENHANCE THE thorough and comprehensive assessment. ENVIRONMENTAL QUALITY Such an assessment would include OF THE AREA; consideration of the guidance set out in PPG13 and PPG2 (when sites are (c) ENCOURAGE NON- proposed in the Green Belt) and the MOTORISED OR PUBLIC provisions of the Local Transport Plan. TRANSPORT MODES; The Council will expect there to be compatibility between any proposal and (d) MANAGE THE LOCATION the provisions of the Local Transport Plan. AND DISPOSITION OF PARKING AREAS; 7.79 Proposals for Park and Ride have come forward in relation to High Wycombe, (e) ASSURE SAFE AND DIRECT Saunderton (rail based) and Marlow, and ACCESS FOR EMERGENCY have featured in the “Handy Cross VEHICLES; Integrated Transport Study” Final report (2001). It is expected that, in due course, (f) INTEGRATE SUCH specific schemes will be advanced in line MEASURES WITH THE with the County Council’s Local Transport STREET SCENE. Plan.
Park & Ride 7.80 No specific allocations are made in this Plan and when proposals are advanced, 7.77 Parking to serve a town centre is usually the case for them will be weighed against provided in, or immediately adjacent to, the policies applying to particular sites, that centre. Park and Ride involves and any disbenefits. The Council will seek locating parking some distance away and to ensure that any proposals which are using public transport for the journey permitted support policies for town centres to/from the centre. and transport/traffic growth reduction, and are well located so as to maximise usage 7.78 Park and Ride can relieve pressure on whilst minimising impacts and ensuring town centre car parks, reduce the growth appropriate access and bus priorities. of traffic and congestion within a town (as part of demand management) encourage
62
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
POLICY T15 (f) EXCLUDE PROPOSALS FOR THE ERECTION OF BUILDINGS (1) ALL PROPOSALS FOR PARK AND AND OTHER STRUCTURES RIDE TERMINALS AND ANY WHICH ARE UNRELATED TO INTERMEDIATE STOPPING PASSENGER INTERCHANGE. PLACES AND ASSOCIATED PARKING WILL NOT BE PERMITTED IN THE GREEN BELT OR CHILTERNS AONB UNLESS IT Car Free and Car Reduced Housing HAS BEEN DEMONSTRATED THAT NO OTHER SUITABLE SITES EXIST 7.81 The District Council encourages AND THAT THEY ARE THE MOST residential development which makes the SUSTAINABLE LOCATIONS FOR best use of accessible urban land, and will THE EFFICIENT PROVISION OF therefore promote the development of car THE SERVICE. free and car reduced housing in appropriate locations, in accordance with (2) ANY PROPOSALS FOR PARK AND the guidelines as set out in Appendix 1 RIDE FACILITIES WILL BE (Section 6) of this Local Plan. REQUIRED TO CONFORM TO POLICIES G26, GB2 AND L1 OF Town Centre Parking THE LOCAL PLAN AND TO: 7.85 Within the District’s town centres of High (a) CONTRIBUTE TO REDUCED Wycombe, Marlow and Princes TRAFFIC GROWTH WITHIN THE Risborough, the District Council will give URBAN AREA AND TO ENSURE priority to the provision of short-stay car THE CONTINUING VITALITY OF parking to serve retail, leisure and other THE TOWN CENTRES; uses meeting the needs of the town’s catchment area (see PPG6 and PPG13). (b) BE LOCATED IN ACCESSIBLE Car parking located in or on the edge of POSITIONS RELATIVE TO THE the town centres, to meet customer and MAIN ROAD NETWORK AND TO visitor needs, will be expected to serve the MAXIMISE SITE POTENTIAL IN town centre as a whole, rather than be LAYOUT AND DESIGN; dedicated to serving individual developments. This is in order to promote (c) PROVIDE SAFE AND linked trips, maximise the use of parking CONVENIENT MOVEMENT FOR resources, and support local transport PRIVATE CAR, BUS, CYCLIST strategies. Additional car parking AND PEDESTRIAN ACCESS requirements for each of the individual AND INTERNAL CIRCULATION; town centres of the District, where relevant, are outlined in the Town Centres (d) BE ASSOCIATED WHEREVER Chapter of this Local Plan. POSSIBLE WITH COMPREHENSIVE TRAFFIC 7.86 In addition, the District Council will require MANAGEMENT MEASURES TO both the management and pricing of PROVIDE BUS PRIORITY parking to become part of each of the MOVEMENT; towns’ public parking stock, or be co- ordinated with it, through the use of (e) INTEGRATE WITH planning obligations or other agreements SURROUNDING RESIDENTIAL between land owners and the local AREAS AND LANDSCAPE authorities. Proposals for significant SETTINGS BY MEANS OF levels of dedicated car parking which SENSITIVE LAYOUT DESIGN independently serve specific AND DETAILING; developments, rather than the town centre as a whole, will be resisted.
63
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
7.87 Proposals for additional town centre car existing peak hour loads. The Highways parking not required in connection with Agency is concerned about any new development will be resisted by the worsening of conditions at this junction. A District Council. Such provision will only report on behalf of the Government Office be permitted if it can be demonstrated that for the South East was published in March it is necessary to meet the parking needs 2001 (dated June 2001). This proposed a of the area as a whole, and furthers the number of measures and actions aims of the local transport strategy. designed to reduce congestion and delay Necessary parking does not include at Handy Cross and support the commuter parking in this context. Government’s objectives for investment in the trunk road network. Some short term POLICY T17 measures have already been completed (eg minor re-alignment of the (1) IN ORDER TO PROMOTE TRIP carriageway). The main works are LINKAGE AND MAXIMISE THE USE programmed over 2004/05 – 2006/07. OF TOWN CENTRE PARKING The District and County Councils will RESOURCES, PARKING PROVIDED continue to press for the early ON-SITE FOR ANY FUTURE LAND implementation of improvements to the USES WHICH WOULD ATTRACT Handy Cross Junction, and associated CUSTOMERS OR VISITS FROM measures. MEMBERS OF THE PUBLIC MAY BE REQUIRED ALSO TO SUPPORT Cressex Island THE LOCAL TRANSPORT STRATEGY AND MEET THE WIDER 7.94 The Cressex Island site (3.3Ha in extent) SHORT-TERM PARKING is located in close proximity to the Handy REQUIREMENTS OF THE TOWN Cross roundabout. Until such time as the CENTRE (AS DEFINED BY POLICY wider transport considerations have been S1) RATHER THAN BE DEDICATED resolved at this junction, it is unlikely that TO THE INDIVIDUAL the Cressex Island site will be able to be DEVELOPMENT IN QUESTION. developed satisfactorily. The site will therefore be treated as an ‘urban (2) FUTURE PROPOSALS FOR THE landbank’ to meet future development PROVISION OF PUBLIC OFF- needs; and brought into use when the STREET PARKING IN THE ABOVE highway implications for Handy Cross and DEFINED TOWN CENTRES, NOT the surrounding network have been SPECIFICALLY REQUIRED IN satisfactorily addressed. CONNECTION WITH AUTHORISED OR PROPOSED DEVELOPMENT 7.95 In the light of this, the site is not WITHIN THE TOWN CENTRE, WILL designated for a particular use at this NOT BE PERMITTED UNLESS IT stage. However, the District Council is CAN BE DEMONSTRATED THAT concerned to make the best use of urban SUCH PARKING PROVISION IS land and to be able to release this BOTH NECESSARY AND important urban brownfield site once the GENERALLY IN ACCORD WITH wider traffic and transport concerns have THE AIMS OF THE LOCAL been met. Any development proposals for TRANSPORT STRATEGY. the site must be designed to minimise its own traffic generation and impact, and be accompanied by a wider traffic assessment. Transport improvements to Handy Cross: M40/A404 Interchange facilitate the development and maximise its accessibility by public transport, cycling 7.93 Significant traffic congestion and pollution and walking must be addressed. problems are experienced at Handy Cross (Junction 4 of the M40) roundabout, the 7.96 Land use designations would be made capacity of which cannot cope with through a Review or Alteration to this 64
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
Local Plan, subject to normal statutory procedures, and within the context of Structure Plan policy, which is itself subject to an emerging Regional policy framework.
65
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
TRANSPORT
66
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
referred to above. Recreation in the 8. THE COUNTRYSIDE AND THE countryside is addressed in Chapter 12: RURAL ECONOMY Recreation and Tourism, rural transport matters in Chapter 7: Transport, and the Introduction broad employment context for rural areas in Chapter 4: Employment. 8.01 Policies specific to the countryside are of particular importance within Wycombe Policy Framework District, due to both the amount of land within the countryside, and its high 8.06 In pursuing sustainable development the landscape value and agricultural chapter reflects recent Government policy. significance. The 1995 Rural White Paper (Rural England: A Nation Committed to a Living 8.02 The policies set out in this chapter seek to Countryside) seeks to promote rural reconcile the social, environmental and prosperity in tandem with the protection economic roles of rural areas, and thus to and enhancement of the character of the promote sustainable development. In a countryside, whilst Planning Policy rural context, sustainable development Guidance Note 7: The Countryside – can be characterised as accommodating Environmental Quality and Economic and necessary change and supporting Social Development (PPG7, February economic activity and the needs of the 1997) builds the policies of the White community whilst maintaining or Paper into a planning context. This enhancing the quality of the environment. chapter also reflects the Action Plans of the County Council’s Rural Strategy, a 8.03 This chapter sets out the general policies document which seeks to provide a co- governing development within the ordinated approach to rural issues countryside in Wycombe District. throughout Buckinghamshire. ‘Countryside’ is defined here as land away from existing settlements and from areas Chapter Objectives allocated for development. Additional policies relating to the Green Belt and the 8.07 The objectives of this chapter are to: Area of Outstanding Natural Beauty (AONB) components of the District’s (i) Protect and where possible enhance countryside are set out in the Green Belt the character and quality of the rural and Landscape and Nature Conservation environment; Chapters, and, where appropriate, these should be read in conjunction with the (ii) Promote the rural economy, and countryside policies set out below. ensure a living and working countryside; and 8.04 This chapter is presented in three sections. The first presents those policies (iii) Strengthen rural communities, by that apply throughout the District’s improving their viability and ensuring countryside, irrespective of designation, that they have access to an whilst the second contains District-wide appropriate range of facilities and policies which must be read in association opportunities. with Green Belt policies where appropriate. The last section deals with DISTRICT-WIDE COUNTRYSIDE POLICIES that portion of the District’s countryside that lies beyond the Green Belt. 8.08 The following policies apply to all countryside within the District, including 8.05 Whilst this chapter contains the main Green Belt. countryside policies, other chapters also touch on important rural matters, in addition to the Green Belt and Landscape and Nature Conservation Chapters 67
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
Agricultural Permitted Development the circumstances of each case, but may include the immediate surroundings or in 8.12 The District Council considers that there is some cases the agricultural unit as a a risk of buildings being constructed under whole. This will allow the District Council agricultural permitted development rights, to control the extent of new structures in or with the benefit of planning permission, the countryside as conversion of existing and converted to a new use shortly farm buildings could lead to pressures for afterwards, there having been no intention their replacement. of their being used permanently for agriculture. This is an abuse of the POLICY C2 planning system and could lead to a proliferation of buildings in the countryside (1) WHERE AGRICULTURAL where there are normally firm restrictions BUILDINGS HAVE BEEN on new development. Therefore, the CONSTRUCTED EITHER UNDER Council will need to be satisfied that PERMITTED DEVELOPMENT agricultural buildings, which are less than RIGHTS, OR WITH THE BENEFIT ten years old and are proposed for OF PLANNING PERMISSION, THE conversion, were reasonably necessary DISTRICT COUNCIL WILL NOT and intended for agricultural use when ALLOW CONVERSION TO constructed. This will normally be ANOTHER PURPOSE UNLESS IT demonstrated by the building having been CAN BE DEMONSTRATED THAT used for agriculture for a number of years THE BUILDING HAS PREVIOUSLY and it must also be shown that the BEEN FULLY USED FOR building was fully used for agriculture and AGRICULTURAL USE. not merely put to limited use to prove a case for conversion. The Town and (2) IN CASES WHERE THE Country Planning (General Permitted CONVERSION OF AN EXISTING Development) Order 1995 makes AGRICULTURAL BUILDING TO A provision for the removal of buildings NEW USE COULD LEAD TO erected under agricultural permitted PRESSURE FOR NEW development rights on or after 1 April AGRICULTURAL BUILDINGS, A 1997 if they cease to be used for CONDITION MAY BE IMPOSED OR agriculture within ten years of their A PLANNING OBLIGATION completion and planning permission has REQUIRED RESTRICTING not been given for re-use within a further AGRICULTURAL PERMITTED three years and a planning appeal is not in DEVELOPMENT RIGHTS ON PART progress: the District Council will utilise OR ALL OF THE ASSOCIATED these powers where an abuse of the HOLDING(S). system occurs. Extensions of Site Boundaries in the 8.13 In some cases the District Council may Countryside impose a condition or require a planning obligation on an agricultural unit or holding 8.16 The extension of non-agricultural uses in restricting the exercise of permitted and into the countryside can have a development rights when an existing harmful effect on the rural character and agricultural building is given planning appearance of the area, especially in permission for re-use for a non-agricultural areas of high quality landscape, by virtue purpose. Such a restriction will be of inappropriate planting, means of imposed when the proliferation of farm enclosure, and other features associated buildings could have a serious detrimental with residential and other non-agricultural effect on the landscape, especially in uses. Policy C4 therefore seeks to restrict designated areas such as the AONB. The the encroachment of these uses beyond extent of the area covered by such a their existing limits. condition or obligation will be judged on
68
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
POLICY C4 environment. Thus proposals for farm diversification should protect landscape PLANNING PERMISSION WILL NOT BE and other features, safeguard the best GRANTED TO EXTEND RESIDENTIAL and most versatile agricultural land, and OR OTHER SITE BOUNDARIES IN OR achieve a high quality of development INTO THE COUNTRYSIDE WHERE which respects the character of the THIS WOULD HAVE A DETRIMENTAL countryside. EFFECT ON THE CHARACTER AND APPEARANCE OF THE 8.30 Farm diversification is defined as COUNTRYSIDE. proposals which relate to a specific holding and which are intended to supplement a continuing agricultural use on that holding. The Council will expect the diversified use to remain in the same DISTRICT-WIDE COUNTRYSIDE POLICIES TO ownership and control as the agricultural BE READ IN CONJUNCTION WITH GREEN holding: where the diversified use is sold BELT POLICIES WHERE APPROPRIATE off or otherwise separated from the agricultural use, the Council will consider it 8.26 The following policies apply throughout as an employment or other use in the the District's Countryside, but, in the countryside, and apply the relevant Green Belt, these policies should be read policies accordingly. in conjunction with the relevant Green Belt policies set out in Chapter 9. 8.31 Development in the countryside is strictly controlled, and the re-use of existing farm Farm Diversification buildings for diversified activities is therefore to be encouraged. Where new 8.27 The four main areas of farm diversification building is essential for an appropriate identified by DEFRA are as follows: diversification scheme to proceed or expand, an appropriate extension may be (i) selling services to other farmers; permitted, subject to the other policies of this Local Plan. (ii) providing accommodation; 8.32 Diversification proposals may relate to (iii) providing facilities for leisure activities; buildings and to the use of land, and and Policy C6 applies to both forms of development. Other proposals for the re- (iv) sales of produce. use of buildings, and associated works, are addressed in Policies C2, C7 and C8. As the pressures on traditional agriculture increase, the importance of diversified 8.33 Whilst farm diversification is still supported enterprises to individual farms and the within the Green Belt, additional controls wider rural economy will increase. It is apply to the re-use, extension and therefore important that such activities can construction of buildings. For proposals be both encouraged and managed relating to buildings within the Green Belt, through the planning process. therefore, Policy C6 should be read in conjunction with the relevant Green Belt 8.28 In line with the District Council’s desire to policies of Chapter 9. promote the rural economy, Policy C6 seeks to support farm diversification, 8.34 Diversification proposals that relate to where it would not have an adverse recreational uses should also comply with impact on the rural environment. the policies set out in Chapter 12: Recreation and Tourism. 8.29 PPG7 requires that development in the countryside should both benefit economic activity and maintain or enhance the 69
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
POLICY C6 preventing the conversion of rural buildings for business use, provided that (1) THE DISTRICT COUNCIL WILL they are permanent, do not adversely SUPPORT THE DIVERSIFICATION affect the vitality of local settlements, are OF FARM ENTERPRISES, of good design, do not require major SUBJECT TO THE FOLLOWING rebuilding, and do not raise any CRITERIA: insurmountable planning objections. Proposals for residential re-use should (a) WHERE RELEVANT, THE also be considered against these criteria. PROPOSAL RETAINS EXISTING, OR PROVIDES 8.36 The District Council accepts that rural ADDITIONAL OR buildings can often be put to new uses ALTERNATIVE EMPLOYMENT; without detriment to the countryside. The most appropriate uses are likely to be (b) THE PROPOSAL DOES NOT those which complement their countryside ADVERSELY AFFECT surroundings and rural communities. WILDLIFE FEATURES OR Depending on the nature and location of AMENITY; buildings involved, appropriate uses could include rural businesses, especially those (c) THE PROPOSAL DOES NOT which could assist in maintaining the rural GENERATE EXCESSIVE employment base, small scale visitor TRAFFIC OR RAISE OTHER accommodation or community facilities. HIGHWAY OBJECTIONS, AND IS SUPPORTED BY PUBLIC 8.37 Re-use of rural buildings, particularly on TRANSPORT WHERE farms, can assist with diversification and POSSIBLE; help supplement farm incomes (see Policy C6). (d) THE PROPOSAL DOES NOT ADVERSELY AFFECT THE 8.38 Much of the District falls in an area of CHARACTER OF THE strategic restraint of employment SURROUNDING LANDSCAPE, generating activity, as defined in the AND RETAINS OR ENHANCES Structure Plan. This means that IT WHERE POSSIBLE; proposals involving an increase in employment will be judged against strict (e) EXISTING BUILDINGS ARE criteria. The District Council is concerned USED WHERE POSSIBLE; AND to ensure that re-use proposals do not harm the rural character of the areas in (f) NEW BUILDING IS LIMITED which the buildings are located and are of TO EXTENSIONS, IN a scale appropriate to local needs. ACCORDANCE WITH POLICY C8. 8.39 Where a building in the countryside is converted to a new use it will be necessary for that new use to fit in with its rural surroundings. The impact of new Re-use and Adaptation of Buildings in the uses in terms of factors such as noise Countryside generation, traffic movements, parking requirements and visual impact will be 8.35 As advised in PPG7, the re-use and assessed in relation to the rural amenities adaptation of existing rural buildings has of their surroundings because a use which an important role in meeting the needs of may be acceptable in an urban location rural areas for employment development, may be inappropriate in a countryside as well as reducing the demand for new context. In considering the impact of the building in the countryside. PPG7 states proposed use the District Council will have that there should be no reason for particular regard to the effects on designated areas such as the Chilterns 70
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
Area of Outstanding Natural Beauty Parks and Gardens, or the Chilterns Area (AONB). of Outstanding Natural Beauty. In these cases, reference should be made to the 8.40 The conversion of a building to a new use policies set out in Chapter 11, Heritage, will only be acceptable where the building and to such Heritage Advice notes is of a general design, form and bulk (produced by the District Council) as may which is in keeping with its rural be relevant. surroundings. 8.44 Proposals for business conversions are 8.41 Buildings which have become derelict or preferred to those for residential could not be brought back into use without conversions, as the latter are more likely complete or substantial reconstruction are to have an unacceptable visual and not considered suitable for re-use. The environmental impact on rural amenity. District Council considers that the re-use The impact of domestic curtilages on the of derelict structures, or the substantial landscape, and the associated further reconstruction of existing buildings, would pressure for ancillary domestic buildings result in adverse impacts on the and structures is addressed in policies C4, environment as they would be tantamount C14 and C15. Residential conversions to the creation of new buildings in the may however have a part to play in countryside rather than the re-use of meeting identified housing needs, and essentially sound existing structures. For may be acceptable, subject to other this reason, in most cases the District considerations set out in this Local Plan, if Council will require evidence to conversion to business use is accompany a planning application that a inappropriate in planning terms or building is physically sound for conversion otherwise impractical. in the form of a structural survey and detailed proposals for repair and 8.45 Additional considerations apply within the refurbishment. Green Belt and Policies C7 and C8 should therefore be read in conjunction with 8.42 Any conversion scheme must be Policy GB8. compatible with the character of the building concerned and capable of being POLICY C7 achieved with minimal impact on the surrounding landscape. Particular care (1) PROPOSALS FOR THE RE-USE must be taken when adapting traditionally AND ADAPTATION OF BUILDINGS constructed rural buildings, as in their IN THE COUNTRYSIDE WILL ONLY original form they often make a substantial BE PERMITTED WHERE: contribution to the character and appearance of the rural landscape. The (a) THE NATURE AND/OR SCALE integrity of tiled roofs and the pattern of OF THE NEW ACTIVITY openings in walls are often essential WOULD NOT DETRACT FROM features of such buildings which should be THE RURAL AMENITIES OF retained. The internal openness of THE AREA AND WOULD BE traditional agricultural buildings, such as COMPATIBLE WITH barns, is another essential aspect of their SURROUNDING USES HAVING character which should be substantially REGARD TO ANY retained on conversion. DESIGNATED AREAS;
8.43 More stringent criteria apply to the (b) THE BUILDINGS ARE OF A conversion or change of use of historic FORM, BULK AND GENERAL rural buildings where these are listed, form DESIGN WHICH IS IN KEEPING part of a farmyard group with a listed WITH THEIR RURAL house or barn, form part of a historic SURROUNDINGS HAVING farmyard, or are within designated PARTICULAR REGARD TO Conservation Areas, registered Historic 71
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
ANY DESIGNATED AREAS; controlled, and will not generally be permitted in association with conversions. (c) WITH NORMAL MAINTENANCE Some limited extension may be AND REPAIR, THE BUILDINGS acceptable upon conversion provided it is ARE EXPECTED TO LAST FOR of a small scale and essential to create an MANY YEARS. BUILDINGS appropriate conversion scheme which WHICH ARE DERELICT OR could not otherwise be achieved. WHICH REQUIRE COMPLETE OR SUBSTANTIAL POLICY C8 RECONSTRUCTION BEFORE THEY CAN BE RE-USED WILL (1) OTHER THAN WHERE NOT BE CONSIDERED ACCEPTABLE UNDER POLICY C10 APPROPRIATE FOR RE-USE; OR GB2, PROPOSALS FOR ADDITIONAL BUILDINGS TO (d) THE CONVERSION WORK AND FACILITATE RE-USE OF RURAL OTHER WORK NEEDED TO BUILDINGS WILL NOT BE ACCOMMODATE THE NEW PERMITTED. ACTIVITY WOULD NOT ADVERSELY AFFECT THE (2) EXTENSIONS WILL ONLY BE CHARACTER, APPEARANCE PERMITTED WHERE: OR SETTING OF THE BUILDING ITSELF OR THE (a) THE PROPOSED EXTENSION AREA IN WHICH IT IS IS OF A SCALE IN KEEPING LOCATED HAVING REGARD WITH THE EXISTING BUILDING TO ANY DESIGNATED AREAS; AND ITS SURROUNDINGS; AND (e) CONDITIONS ATTACHED TO A PLANNING PERMISSION (b) THE PROPOSED EXTENSION WOULD BE SUFFICIENT TO IS ESSENTIAL TO FACILITATE OVERCOME ANY ADVERSE AN APPROPRIATE IMPACTS; CONVERSION SCHEME IN ACCORDANCE WITH POLICY (f) CONVERSION DOES NOT C7. LEAD TO DISPERSAL OF ACTIVITY ON SUCH A SCALE (3) PROPOSALS RELATING TO AS TO PREJUDICE THE LISTED AND OTHER HISTORIC VITALITY OF LOCAL BUILDINGS MUST COMPLY WITH SETTLEMENTS; THE RELEVANT POLICIES OF CHAPTER 11, ‘HERITAGE’. (g) IN THE CASE OF PROPOSALS FOR RESIDENTIAL USE, COUNTRYSIDE BEYOND THE GREEN BELT BUSINESS USES HAVE BEEN SHOWN TO BE EITHER Settlements Beyond the Green Belt INAPPROPRIATE IN PLANNING TERMS OR OTHERWISE 8.47 The constraints imposed on the expansion IMPRACTICAL; AND of settlements by the Green Belt are discussed in Chapter 9. Some of the (h) IN THE CASE OF LISTED AND District’s settlements lie outside the Green OTHER HISTORIC BUILDINGS, Belt, however, and their expansion must THE PROPOSAL COMPLIES also be limited if the countryside is to be WITH THE RELEVANT protected. POLICIES OF CHAPTER 11, ‘HERITAGE’. 8.48 To this end, Policy C9 seeks to ensure that Princes Risborough, Lane End, 8.46 New building in the countryside is strictly Stokenchurch and Longwick do not 72
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
expand beyond their existing limits as this part of the District’s countryside. Other defined on the Proposals Map, other than policies in this chapter set out more as a result of the development of the detailed considerations for development in strategic sites identified in Policy H2. the countryside, but all development must be appropriate to a rural area and respect POLICY C9 its visual amenity and openness. Where development is acceptable, careful THE EXPANSION OF PRINCES attention should be paid to the design, RISBOROUGH, STOKENCHURCH, landscaping and use of materials which LANE END AND LONGWICK WILL NOT should be appropriate to a rural setting. BE PERMITTED BEYOND THEIR DEFINED SETTLEMENT BOUNDARIES POLICY C10 AS SHOWN ON THE PROPOSALS MAP, APART FROM DEVELOPMENT IN (1) WITHIN THAT PORTION OF THE ACCORDANCE WITH POLICIES H2 COUNTRYSIDE BEYOND THE AND E1. GREEN BELT, AND SUBJECT TO OTHER APPROPRIATE POLICIES Development in the Countryside Beyond the OF THIS LOCAL PLAN, PLANNING Green Belt PERMISSION WILL ONLY BE GIVEN FOR: 8.49 This policy applies solely to that part of the District’s countryside which lies beyond (a) DEVELOPMENT REASONABLY the Green Belt and outside the defined NECESSARY FOR THE settlements and strategic expansion sites PURPOSES OF AGRICULTURE of Princes Risborough, Lane End, AND FORESTRY; Stokenchurch and Longwick. (b) DEVELOPMENT FOR 8.50 The District Council wishes to protect the OUTDOOR SPORT AND rural character and visual amenities of this COUNTRYSIDE RECREATION area. Therefore only uses appropriate to AND FOR BUILDINGS WHICH a rural area will be acceptable and other ARE ESSENTIAL TO SUPPORT development will be resisted. The fact THOSE USES, AS SET OUT IN that a proposal is not especially noticeable POLICY RT5; does not mean that it will be acceptable. The cumulative effects of incremental (c) LIMITED AFFORDABLE development can be seriously detrimental HOUSING FOR LOCAL to the character and appearance of the COMMUNITY NEEDS IN countryside. ACCORDANCE WITH POLICY H14; 8.51 Policy C10 is a general policy for development in this part of the (d) LOCAL COMMUNITY countryside, and reflects the policies of FACILITIES WHICH CANNOT the Structure Plan. The policy is primarily BE PROVIDED ELSEWHERE; one of restraint, reflecting the requirement in PPG7 that the countryside should be (e) INFILLING WITHIN VILLAGES, safeguarded for its own sake. It is HAMLETS AND IDENTIFIABLE acknowledged that some development is RIBBONS OF DEVELOPMENT necessary, however, in order that the WHERE THERE ARE NO vitality and economy of the rural ADVERSE EFFECTS ON THE environment can be protected and CHARACTER OF THE AREA. encouraged. THE CLOSING OF GAPS OR ENCLOSURE OF OPEN AREAS 8.52 Policy C10 seeks to manage this essential WHICH CONTRIBUTE TO THE development, and to ensure that it OPEN CHARACTER OF THE respects the character and appearance of AREA WILL NOT BE 73
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
PERMITTED; and the best agricultural land, and be accessible to a local residential workforce. (f) DEVELOPMENT WHOLLY The development should be small in APPROPRIATE TO A RURAL scale, and respect the rural character and AREA WHICH CANNOT BE amenity of the surrounding area in both its LOCATED WITHIN A intensity of use, and the type of use SETTLEMENT; AND proposed.
(g) DEVELOPMENT CONSISTENT POLICY C11 WITH THE APPROPRIATE POLICIES OF THIS CHAPTER. (1) WITHIN OR ADJOINING THE BUILT- UP LIMITS OF SETTLEMENTS (2) ALL DEVELOPMENT MUST BE OF OUTSIDE THE GREEN BELT, AN APPROPRIATE DESIGN AND PLANNING PERMISSION WILL BE SCALE FOR ITS LOCATION, AND GRANTED FOR SMALL-SCALE CONTRIBUTE TO A SENSE OF EMPLOYMENT GENERATING LOCAL IDENTITY BY RESPECTING DEVELOPMENT, INCLUDING OR ENHANCING THE EXISTING EXTENSIONS TO EXISTING CHARACTER OF THE AREA, IN EMPLOYMENT USES, WHERE: ACCORDANCE WITH THE PRINCIPLES SET OUT IN POLICY (a) THERE IS NO ADVERSE G3. IMPACT ON LANDSCAPE OR WILDLIFE FEATURES, NOR ON The Rural Economy RESIDENTIAL AMENITY;
8.53 The District Council’s broad approach to (b) THE FORM, BULK, DESIGN employment development is set out in AND INTENSITY OF USE OF Chapter 4: Employment. Policies C6, C11 THE PROPOSAL RESPECTS and C12 focus on the rural components of THE CHARACTER OF THE the District’s economy, and the ways in SURROUNDING AREA; which it can be managed and encouraged. (c) THE SITE IS ACCESSIBLE TO 8.54 Due to the restrictions on development in LOCAL RESIDENTS ON FOOT, the countryside, and the need to conserve BY BICYCLE OR BY PUBLIC its openness and character, the retention TRANSPORT AND DOES NOT of existing employment sites plays a key GENERATE LEVELS OF part in maintaining the rural economy. TRAFFIC WHICH WOULD IMPACT ON THE RURAL 8.55 In addition many new employment LOCATION; AND activities of an appropriate size and type can be successfully located in rural areas: (d) IN THE CASE OF NEW USES, such development supports the local THE PROPOSAL MEETS economy, boosts the vitality of the area, IDENTIFIED LOCAL and contributes to sustainable EMPLOYMENT NEEDS. development by providing accessible employment opportunities to local (2) PROPOSALS FOR THE residents. To maximise these benefits, REDEVELOPMENT OF AN and comply with national and Structure EXISTING RURAL EMPLOYMENT Plan policies, new employment SITE TO A NON-EMPLOYMENT development within rural areas must be USE WILL BE RESISTED, UNLESS accommodated within or adjoining the ALTERNATIVE EMPLOYMENT built-up limit of settlements beyond the USES ARE INAPPROPRIATE IN Green Belt, as set out in Policy E1. Such PLANNING TERMS OR development should avoid areas of OTHERWISE IMPRACTICAL. landscape and nature conservation value 74
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
Major Developed Sites in the Countryside DEVELOPMENT;
8.56 Policy OC3 of the Structure Plan permits (b) RESPECTS THE CHARACTER re-use or redevelopment of existing major AND SCALE OF THE EXISTING developed sites within the countryside DEVELOPMENT; where these have been identified in an adopted Local Plan, and satisfy a number (c) DOES NOT LEAD TO A MAJOR of other criteria. These major developed INCREASE IN THE sites are already located within the rural DEVELOPED PROPORTION OF area, and, if their re-use or re- THE SITE; AND development is managed appropriately, it can have a positive impact on the local (d) DOES NOT CAUSE economy without any further significant UNACCEPTABLE TRAFFIC impact on the countryside. In considering GENERATION. proposals for redevelopment, the District Council will seek to retain employment (2) PROPOSALS FOR THE RE-USE OR uses on those major developed sites REDEVELOPMENT OF THESE previously in employment use (as defined SITES WILL BE EXPECTED TO in the Employment Chapter). COMPLY WITH THE ABOVE CRITERIA, AS WELL AS 8.57 The following are designated as major ENHANCING THE AMENITY AND developed sites in the countryside by NATURE CONSERVATION VALUE virtue of their scale and specific OF THE SITE AS A WHOLE. requirements. They are shown on the WHERE THE SITE’S CURRENT OR Proposals Map, and listed below: LAST USE WAS EMPLOYMENT, IT MUST REMAIN IN EMPLOYMENT (i) Henley Management College; USE IF REDEVELOPED.
(ii) Water Research Centre, Medmenham; Extensions to Dwellings in the Countryside
(iii) HTS Management Centre, Lane End; 8.61 Whilst limited extensions to dwellings in and the countryside can be considered as development appropriate to a rural area, (iv) SAS Institute, Medmenham. the District Council wishes to guard against proposals which would be of a 8.58 Major developed sites within the Green scale liable to detract from the rural Belt are addressed in Chapter 9, Green character of the open countryside. Belt. 8.62 Proposals which are of a substantial scale POLICY C12 in relation to the existing dwelling, or have a degree of separation from it, will be (1) WITHIN THE MAJOR DEVELOPED considered as new dwellings in the SITES IN THE COUNTRYSIDE countryside. Such proposals are IDENTIFIED ON THE PROPOSALS detrimental to the aims of the Plan’s MAP, PLANNING PERMISSION FOR countryside policies: inappropriate EXTENSIONS AND NEW extensions are liable to be detrimental to BUILDINGS WILL BE PERMITTED the character and amenities of the WHERE THE PROPOSAL: countryside.
(a) HAS NO GREATER IMPACT ON 8.63 Extensions to dwellings in the Green Belt VISUAL AMENITY OR THE are addressed in Policy GB6. CHARACTER OF THE SURROUNDING AREA THAN THE EXISTING
75
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
Hawks Hill/Harvest Hill POLICY C14
(1) SUBJECT TO OTHER 8.65 The Hawks Hill/Harvest Hill area has a APPROPRIATE POLICIES IN THIS semi-rural nature, surrounded and LOCAL PLAN, PROPOSALS FOR dominated by open countryside which is in EXTENSIONS TO DWELLINGS IN the Green Belt and Area of Attractive THE COUNTRYSIDE WILL BE Landscape (AAL). The existing level of PERMITTED WHERE THEY WOULD development and the nature of the roads NOT: in the area are more characteristic of a rural than an urban environment. The (a) BE TANTAMOUNT TO THE District Council wishes to maintain the CREATION OF A NEW characteristics of the area and to that end DWELLING; will exercise control over development, with the aims of ensuring that the area’s (b) BE DETRIMENTAL TO THE present low density, well-landscaped and CHARACTER AND semi-rural nature is maintained. Areas of APPEARANCE OF THE green space make a special contribution EXISTING BUILDING; OR to the semi-rural character and amenity value of the Hawks Hill/Harvest Hill area, (c) CONSTITUTE AN INTRUSION in both the local and broader setting, and INTO THE RURAL AMENITIES it is important that they are retained as OF THE AREA. undeveloped areas. The Sappers Field green space also has a recreational use. Development within Residential Curtilages in Some of these areas are formally the Countryside designated under Policy L3, and others are not, but all are important to the 8.64 Ancillary buildings and structures such as character and appearance of the local garages, swimming pool enclosures, landscape. tennis court fences and stables can have similar adverse effects on the countryside 8.66 Any development should be in the form of to those of large house extensions, individually designed buildings set in especially when their effects are large, well landscaped plots, and full considered cumulatively. The District details will normally be required as part of Council therefore wishes to guard against any planning application. The siting and proposals for new or extended ancillary design of any buildings should retain the buildings which are liable to result in a predominantly rural appearance of the more built-up character and appearance in area. Landscaping details should allow the countryside. Proposals should for the retention of existing vegetation and generally be of a scale subordinate to the substantial new planting appropriate to the main dwelling. This policy should be read area’s semi-rural character. in conjunction with Policy H17. Hardsurfacing and walling will generally be inappropriate. Where residential POLICY C15 development, infilling, and the subdivision of plots is proposed, this will not be DEVELOPMENT WITHIN RESIDENTIAL permitted if it would result in a housing CURTILAGES IN THE COUNTRYSIDE form which is out of character with the WHICH WOULD CONSTITUTE AN surrounding area, even if an otherwise INTRUSION INTO THE OPEN acceptable plot could be created for either CHARACTER OR RURAL AMENITIES the proposed development or the retained OF THE AREA, BY VIRTUE OF ITS dwelling. Where development by more SCALE OR DESIGN, WILL NOT BE than one dwelling is proposed, this should PERMITTED. retain the characteristics of an informal arrangement of individual houses in their own grounds and should avoid the
76
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
creation of formal housing estates.
8.67 Development necessitating highway improve-ments which would have an adverse impact on the landscape by introducing urban characteristics or causing the undue loss of trees, hedgerows or banks will not be permitted.
POLICY C16
(1) DEVELOPMENT IN THE HAWKS HILL/HARVEST HILL AREA WILL NOT BE PERMITTED WHERE IT WOULD:
(a) INTRODUCE AN URBAN CHARACTER TO THE AREA THROUGH ITS DESIGN, DENSITY, LAYOUT OR LOCATION;
(b) NECESSITATE HIGHWAY IMPROVEMENTS WHICH WOULD DAMAGE OR DESTROY FEATURES WHICH CONTRIBUTE TO THE LANDSCAPE CHARACTERISTICS OF THE AREA.
(2) PROPOSALS SHOULD PROVIDE FOR INDIVIDUALLY DESIGNED BUILDINGS SET IN THEIR OWN SUBSTANTIAL GROUNDS IN AN INFORMAL LAYOUT COMMENSURATE WITH THE SEMI- RURAL CHARACTER OF THE AREA. LANDSCAPING DETAILS SHOULD REFLECT THE SEMI- RURAL NATURE OF THE SURROUNDINGS AND SHOULD INCLUDE INDIGENOUS SPECIES.
(3) INFILL OR THE SUB-DIVISION OF EXISTING PLOTS WILL NOT BE PERMITTED WHERE THIS WOULD RESULT IN URBAN FORMS OUT OF CHARACTER WITH THE SURROUNDING AREA.
77
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
THE COUNTRYSIDE AND THE RURAL ECONOMY
78
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
GREEN BELT
9. GREEN BELT Chapter Objectives
Introduction 9.04 The objectives of this chapter are to:
9.01 Green Belts are designated in order to (i) Define and uphold the Green Belt prevent urban sprawl. They achieved this boundary within Wycombe District; by keeping land permanently open, a function which also serves to protect the (ii) Manage development in such a way countryside, to provide opportunities for that the Green Belt’s character and outdoor sport and recreation, and to openness is protected or enhanced, in shape the pattern of urban development in accordance with national policy; and the interests of sustainability. (iii) Designate Safeguarded Land to Policy Framework ensure the permanence of the Green Belt boundary. 9.02 National policy on Green Belts is set out in Planning Policy Guidance Note 2: Green Belts (PPG2, March 2001), and this establishes a presumption against Safeguarded Land inappropriate development which could cause harm to the openness of the Green 9.05 It is Government policy that Green Belts Belt. Green Belts themselves are are permanent and that their boundaries established through the Development mark the long-term extent of development Plan: the general extent of the of the towns they surround. PPG2 states Metropolitan Green Belt in Wycombe that local planning authorities ‘should District is established through Policy GB2 satisfy themselves that Green Belt of the Buckinghamshire County Structure boundaries will not need to be altered at Plan (March 1996), which also identifies the end of the plan period. In some cases those settlements which are located this will mean safeguarding land between within, but excluded from, the Green Belt. the urban area and the Green Belt which Within this strategic context, the Local may be required to meet longer term Plan establishes the detailed boundaries development needs’. of the Green Belt: the boundary, and the excluded settlements, are identified on the 9.06 In accordance with the County Structure Proposals Map. It is not proposed to Plan, no major alterations to the Green amend the Green Belt boundary through Belt boundaries within Wycombe District this Local Plan Review, other than to are proposed during the Plan period. address minor anomalies. The boundary Equally, the District Council is aware that was last reviewed through the adoption of a variety of land use requirements, as yet the Wycombe District Local Plan (July unquantifiable, may need to be satisfied in 1995). the long term, if its social and economic objectives for the District are to be met. In 9.03 The Local Plan must also include specific the context of Government policy and policies to control development in the local aspirations, therefore, this Local Plan Green Belt, and these are set out below. rolls forward the principle of and policy for These Green Belt policies supplement the Safeguarded Land (formerly known as general countryside policies set out in the Areas of Special Restraint, or ASRs), preceding chapter, The Countryside and which were first established in the adopted the Rural Economy, and should be read in High Wycombe Area Local Plan 1989, and conjunction with them. continued in the adopted Wycombe District Local Plan (July 1995). Under the Safeguarded Land policy, non-Green Belt sites at the edge of High Wycombe and adjacent settlements are identified to 79
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
GREEN BELT
function as a long-term land bank which 9.10 Any future release of this land, or review may be required to meet longer term of its designation, would be made through development needs. They are not a review or alteration to this Local Plan allocated for any specific purpose, but subject to normal statutory procedures, could, if released, be used for a wide and within the context of Structure Plan variety of developments including housing, policy, which is itself subject to the leisure and commerce depending on emerging regional policy framework. which needs become evident through monitoring and other studies and subject POLICY GB1 to site-specific environmental constraints and requirements, and infrastructure UNTIL SUCH TIME AS THOSE AREAS requirements. DEFINED ON THE PROPOSALS MAP AS SAFEGUARDED LAND MAY BE 9.07 One of the ASRs designated in the 1995 ALLOCATED FOR DEVELOPMENT IN A Local Plan is being put forward for REVIEW OF, OR ALTERATION TO THIS development in the Local Plan period to PLAN, THERE WILL BE A 2011. Terriers Farm is designated for PRESUMPTION AGAINST ANY FORMS development in Policy H2. The remaining OF DEVELOPMENT WHICH WOULD ASRs are not needed for development PREJUDICE THE FUTURE during this period, and are to be retained COMPREHENSIVE DEVELOPMENT OF as Safeguarded Land to allow for any THESE AREAS. WHERE identified future development needs to be DEVELOPMENT CAN BE PERMITTED, IT met. MUST BE IN ACCORDANCE WITH THE APPROPRIATE CRITERIA OF 9.08 The areas of Safeguarded Land POLICY GB2, AND RETAIN THE OPEN designated in this Local Plan are shown CHARACTER AND AMENITIES OF THE on the Proposals Map, and listed below: GREEN BELT.
(i) Grange Farm (within AONB) Development in the Green Belt
(ii) Abbey Barn North 9.11 As stated in paragraph 9.02 above, there is a general presumption against (iii) Gomm Valley inappropriate development in the Green Belt. There is therefore little scope for (iv) Lane End Road (within AONB) new building in the Green Belt. Only certain essential or appropriate uses may (v) Slate Meadow be permitted, unless very special circumstances can be demonstrated (vi) Abbey Barn South where the harm to the Green Belt is clearly outweighed by other 9.09 They have all been thoroughly reviewed, considerations. The fact that development and, whilst under current circumstances would not be particularly noticeable is not some present obstacles to development in a justification for permitting inappropriate the short term (primarily as a result of the development as the cumulative effects of degree to which development would incremental development can alter the conflict with the aims of the Council’s open character of the Green Belt. transport strategy), the Council is satisfied that all are capable of development in the 9.12 The categories of development which are long term. The Council acknowledges appropriate to a Green Belt are specified that the development of those areas of in PPG2 (some of these categories are Safeguarded Land within the AONB can outside the scope of this Plan, and are only be justified where such development dealt with elsewhere: mineral extraction, is in the national interest, and there are no for example, is addressed instead in the alternative sites. County Council’s Minerals Local Plan). The construction of essential new 80
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
GREEN BELT
buildings for the purposes of agriculture DEVELOPMENT WILL NOT BE and forestry is normally appropriate PERMITTED, UNLESS THERE ARE development within Green Belts. Limited VERY SPECIAL CIRCUMSTANCES, infilling within identified built-up areas is FOR ANY PURPOSE OTHER THAN: acceptable where it meets the criteria of Policy GB2. Limited affordable housing for (a) AGRICULTURE OR FORESTRY; local community needs may be permissible where the criteria of Policy (b) ESSENTIAL FACILITIES FOR H14 are met. It is recognised that the OUTDOOR SPORT AND countryside provides opportunities for OUTDOOR RECREATION; outdoor sport and outdoor recreation and essential facilities for these and other (c) IN EXCEPTIONAL uses of land which preserve the openness CIRCUMSTANCES, LIMITED of the Green Belt, such as cemeteries, AFFORDABLE HOUSING FOR may be acceptable (outdoor sport and LOCAL COMMUNITY NEEDS IN recreation facilities are also addressed in ACCORDANCE WITH POLICY Policy RT5). In the particular H14; circumstances specified in PPG2 (as revised in March 2001) Park and Ride (d) CEMETERIES; schemes may be acceptable in the Green Belt and any proposals would also be (e) DEVELOPMENT CONSISTENT tested against Policy T15. WITH POLICIES GB4 TO GB10 OF THIS LOCAL PLAN; OR 9.13 Other appropriate development may include the limited extension, alteration or (f) PARK AND RIDE SCHEMES replacement of existing dwellings, as set MEETING THE TESTS SET OUT out in Policies GB5 and GB6, or the IN PPG2 (AS REVISED IN limited infilling and redevelopment of MARCH 2001). existing major developed sites, as addressed in Policies GB9 to GB10. (3) IN ALL CASES DEVELOPMENT IS SUBJECT TO OTHER 9.14 Policy GB2 sets out the broad types of APPROPRIATE POLICIES IN THIS development which are appropriate in the LOCAL PLAN AND MUST RETAIN Green Belt. The fact that a proposal may THE OPEN CHARACTER AND be acceptable in principle in the Green RURAL AMENITIES OF THE GREEN Belt does not necessarily mean that it will BELT AND RESPECT ITS VISUAL be acceptable in terms of the other AMENITIES. policies in this plan, particularly those aiming to protect landscape character. Built-up Areas Within the Green Belt Any development permitted within the Green Belt, whether appropriate, or 9.16 The ‘built-up areas within the Green Belt’ inappropriate but justified by very special comprise the substantially built-up cores circumstances, must respect the of the following rural settlements within openness of the Green Belt, and be seen and ‘washed over’ by the Green Belt: to further the land use objectives of Green Belt, as set out in PPG2, as far as (i) Beacons Bottom/Studley Green possible. (ii) Bledlow Ridge (iii) Bovingdon Green POLICY GB2 (iv) Claymoor/Clayhill (v) Cryers Hill (1) THE BOUNDARIES OF THE GREEN (vi) Hughenden Valley BELT ARE DEFINED ON THE (vii) Lacey Green/Loosley Row PROPOSALS MAP. (viii) (ix) Piddington (2) WITHIN THE GREEN BELT (x) Speen 81
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
GREEN BELT
(xi) West Wycombe POLICY GB4
The density of some of these settlements (1) THE BUILT-UP AREAS WITHIN THE decreases towards the edges; in such GREEN BELT ARE IDENTIFIED ON cases the boundary of the built-up area in THE PROPOSALS MAP. WITHIN the Green Belt excludes areas of land THESE AREAS, SUBJECT TO which are in residential use but are less OTHER APPROPRIATE POLICIES IN tightly knit in character. THIS PLAN, PERMISSION WILL ONLY BE GIVEN FOR THE 9.17 Within these built-up areas strictly limited FOLLOWING: types or amounts of development can normally be accommodated without (a) DEVELOPMENT APPROPRIATE harming the overall character of the Green IN THE GREEN BELT; Belt. Very limited infilling by residential development or buildings for services for (b) CHANGES OF USE OF EXISTING the local community, such as a doctor’s BUILDINGS WHICH WOULD surgery or local shop, is considered HAVE NO ADVERSE EFFECT ON appropriate under Policy GB4. Changes THE OPEN CHARACTER OR of use of existing buildings which would RURAL AMENITIES OF THE not have an adverse effect on the open GREEN BELT AND THE BUILT character or rural amenities of the Green UP AREA IN WHICH IT IS Belt are acceptable subject to compliance LOCATED; with other policies in this Local Plan. (c) VERY LIMITED INFILLING, 9.18 Within the built-up areas in the Green WHERE INFILLING IS DEFINED Belt, proposals for extensions to dwellings AS BUILDING ON and replacement dwellings are not as UNDEVELOPED LAND WITHIN strictly controlled as those in the THE BUILT-UP AREA AND remainder of the Green Belt, due to the REPRESENTS THE CLOSING OF ability of these areas to accommodate AN EXISTING SMALL GAP IN AN some infilling. Although the impact on the OTHERWISE BUILT-UP Green Belt’s openness and visual amenity FRONTAGE. INFILL will still be carefully assessed, proposals DEVELOPMENT WILL BE OF A for residential extensions within the built- SCALE AND FORM up areas will be considered against Policy COMPARABLE TO THE H17 rather than GB6, whilst proposals for ADJOINING DEVELOPMENT replacement dwellings will be considered AND MUST NOT ADVERSELY against the other relevant policies of this AFFECT THE CHARACTER OF Plan. THE AREA;
9.19 Other rural settlements are not defined as (d) EXTENSIONS TO DWELLINGS built-up areas in the Green Belt because IN ACCORDANCE WITH POLICY they are small, loose-knit or do not H17 OF THIS LOCAL PLAN, dominate their rural surroundings. Within PROVIDED THAT THE these settlements, and within those parts PROPOSAL WOULD NOT HARM of the settlements listed above which are THE OPEN CHARACTER OF not defined as built-up areas within the THE GREEN BELT; AND Green Belt, development will be controlled in the same manner as in the rest of the (e) REPLACEMENT DWELLINGS IN Green Belt, as infilling or other ACCORDANCE WITH OTHER inappropriate development is liable to be POLICIES OF THIS PLAN, detrimental to the open character and PROVIDED THAT THE rural amenities of the Green Belt, PROPOSAL WOULD NOT HARM particularly when its cumulative impact is THE OPEN CHARACTER OF taken into account. 82
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
GREEN BELT
THE GREEN BELT. be built on the site after this date, even if that building has since been replaced, or Replacement Dwellings in the Green Belt was not in residential use at that time. In assessing the amount by which the 9.20 The replacement of dwellings within the existing building has been extended, any Green Belt is not inappropriate extension which has been added to the development as long as the new dwelling original building shall be taken as is not materially larger than the dwelling it comprising increased floorspace, replaces. Permission will therefore only be irrespective of whether it was constructed granted for replacement dwellings where with the benefit of planning permission, or the floor area of the proposal is not did not require it. Garages and other greater than 150% of that of the original ‘outbuildings’ which are attached to the dwelling or is not greater than that of the dwelling will also be included in floorspace present floor area in cases where the calculations. Where habitable floorspace original building has already been has been previously created in the extended by 50% or more. Exceptions to roofspace, either through the grant of this approach will apply in the case of very planning permission or as permitted small or very large dwellings, where development, or such accommodation is minimum and maximum sizes, proposed to be created, the floorspace will respectively, will be applied. be included in the floorspace calculations only where it is lit by dormer windows or 9.21 The only other exceptions are likely to be where other alterations were or will be within ribbons of development which made to change the shape or volume of create substantially built-up frontages, the roof. where, because the existing dwelling is relatively small in comparison with 9.24 Further guidance on appropriate adjoining dwellings, its replacement by a residential development in the Green Belt new dwelling of more than 150% may be is contained in Appendix 1. permitted. However, in such areas it is not remarkable to find buildings of radically POLICY GB5 different styles and sizes within the same frontage and this policy will not be applied (1) IN THE GREEN BELT so as to permit all buildings in such REPLACEMENT DWELLINGS frontages to be replaced up to the size of WILL NOT BE PERMITTED WHERE the largest, as that could seriously THEY WOULD BE: undermine the function and purpose of Green Belts. (a) GREATER IN SIZE THAN THE GROSS FLOORSPACE OF THE 9.22 The District Council expects good quality ORIGINAL DWELLING PLUS in the design of any sort of development, EITHER 50%, OR 120 SQUARE but in addition expects development in METRES, WHICHEVER IS THE sensitive areas to take due account of its SMALLER; OR surroundings. Consequently, replacement dwellings which are so designed that they (b) GREATER THAN THE GROSS would appear disproportionately large FLOORSPACE OF THE when compared to the original dwelling DWELLING WHICH IS BEING will not be permitted even if they would REPLACED, WHERE THE otherwise comply with Policy GB5 on the EXISTING BUILDING HAS basis of floorspace. ALREADY BEEN EXTENDED BY 50% OR MORE. 9.23 For the purposes of this policy and Policy GB6, the ‘original dwelling’ is defined as (2) PROPOSALS FOR REPLACEMENT the building which existed on the site on 1 DWELLINGS WHICH EXCEED THE July 1948, or, if the site was not LIMITS SET OUT ABOVE MAY BE developed at the time, the first building to 83
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
GREEN BELT
PERMITTED WHERE: the case of very small or very large dwellings, where minimum and maximum (a) THE DWELLING IS IN A RIBBON sizes, respectively, will be applied. OF DEVELOPMENT WHICH CREATES A SUBSTANTIALLY 9.26 The only other exceptions to the 50% limit BUILT UP FRONTAGE AND THE are likely to be within ribbons of RESULTANT DWELLING development which create a substantially WOULD OTHERWISE BE built-up frontage, outside the built-up RELATIVELY SMALL areas defined in Policy GB4, where, COMPARED TO OTHER because the existing dwelling is relatively DWELLINGS IN THE small in comparison with adjoining FRONTAGE; OR dwellings, the impact of an extension greater than 50% will be unlikely to harm (b) ADDITIONAL FLOORSPACE IS the open character of the Green Belt. PROVIDED WITHIN THE Notwithstanding this potential exception to ROOFSPACE OF A the application of the 50% limit, Policy REPLACEMENT DWELLING GB6 will not be applied so as to permit all WHICH CONTAINS NO DORMER buildings in such frontages to be extended WINDOWS, AND IS NO LARGER up to the size of the largest, for the THAN NECESSARY TO reasons set out in paragraph 9.21, above. PROVIDE A SATISFACTORILY DESIGNED ROOF TO THAT 9.27 In all cases, the District Council will expect DWELLING. extensions in the Green Belt to respect its character and openness, and proposals (c) THE FLOORSPACE OF THE that appear inappropriately large in RESULTANT BUILDING IS LESS relationship to the original dwelling, and THAN 120 SQUARE METRES. thereby harm the Green Belt, will not be permitted. (3) WHERE A REPLACEMENT DWELLING IS PERMITTED, IT MUST 9.28 In addition to the definitions and RESPECT THE OPEN CHARACTER floorspace guidelines set out in paragraph OF THE GREEN BELT, AND SHOULD 9.23, above, proposals for extensions THEREFORE NOT APPEAR TO BE which involve the demolition of part of the DISPROPORTIONATELY LARGE IN existing building will be credited with the RELATION TO THE ORIGINAL demolished floorspace. DWELLING. 9.29 Further guidance on appropriate Extensions to Dwellings in the Green Belt residential development in the Green Belt is contained in Appendix 1. 9.25 PPG2 states that limited extensions to dwellings in the Green Belt are not POLICY GB6 inappropriate, provided that they do not result in disproportionate additions over (1) IN THE GREEN BELT, EXTENSIONS and above the size of the original building. TO DWELLINGS WILL NOT BE The Council has therefore adopted a PERMITTED WHERE THEY WOULD: floorspace threshold of 50% to be used in determining whether or not a proposed (a) RESULT IN THE GROSS extension is disproportionate in size. FLOORSPACE OF THE However, this is not the only test, and ORIGINAL DWELLING BEING extensions which, because of their scale, INCREASED BY MORE THAN bulk or design, are considered 50% UNLESS THE disproportionately large in relation to the FLOORSPACE OF THE original dwelling will be opposed, even if RESULTANT BUILDING IS LESS they do not exceed this 50% limit. THAN 120 SQUARE METRES; Exceptions to this approach will apply in 84
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
GREEN BELT
SATISFACTORILY DESIGNED (b) RESULT IN THE TOTAL ROOF TO THAT EXTENSION. FLOORSPACE OF ALL EXTENSIONS TO THE (3) WHERE AN EXTENSION IS ORIGINAL DWELLING HAVING PERMITTED, IT MUST RESPECT A GROSS FLOORSPACE OF THE OPEN CHARACTER OF THE MORE THAN 120 SQUARE GREEN BELT, AND SHOULD METRES; OR THEREFORE NOT APPEAR TO BE DISPROPORTIONATELY LARGE IN (c) BE TANTAMOUNT TO THE RELATION TO THE ORIGINAL CREATION OF A NEW DWELLING. DWELLING; OR Detached Outbuildings (d) BE DETRIMENTAL TO THE CHARACTER AND 9.30 Ancillary buildings and structures such as APPEARANCE OF THE garages, swimming pool enclosures, EXISTING BUILDING. tennis court fences and stables can have similar adverse effects on the Green Belt (2) PROPOSALS TO EXTEND to those of large house extensions, DWELLINGS WHICH EXCEED THE especially where their effects are LIMIT SET OUT IN CRITERIA (a) considered cumulatively. The District AND (b) ABOVE MAY BE Council therefore wishes to guard against PERMITTED WHERE: proposals for new or extended ancillary buildings which are liable to result in a (a) THE DWELLING IS IN A RIBBON more built-up character and appearance OF DEVELOPMENT WHICH in the Green Belt. Proposals should CREATES A SUBSTANTIALLY generally be of a scale subordinate to the BUILT UP FRONTAGE AND THE main dwelling. Since the construction of RESULTANT DWELLING detached outbuildings to dwellings can WOULD OTHERWISE BE have a significant impact on the Green RELATIVELY SMALL Belt, they should be considered in addition COMPARED TO OTHER to the dwellings themselves. This policy DWELLINGS IN THE should be read in conjunction with Policy FRONTAGE; OR H17.
(b) THE ADDITIONAL POLICY GB7 FLOORSPACE IS PROVIDED SOLELY WITHIN THE EXISTING (1) DEVELOPMENT WITHIN ROOFSPACE OF THE RESIDENTIAL CURTILAGES IN DWELLING AND NO THE GREEN BELT WHICH WOULD ALTERATION TO THE CONSTITUTE AN INTRUSION INTO ROOFSLOPES (INCLUDING THE OPEN CHARACTER OR DORMER WINDOWS OR RURAL AMENITIES OF THE AREA, RAISING OF THE HEIGHT OF BY VIRTUE OF ITS SCALE OR THE ROOF) IS PROPOSED, DESIGN, WILL NOT BE OTHER THAN THE INSERTION PERMITTED. OF ROOFLIGHTS; OR (2) PERMISSION WILL NOT BE (c) ADDITIONAL FLOORSPACE IS GRANTED WHERE THE PROVIDED WITHIN THE PROPOSED DEVELOPMENT ROOFSPACE OF AN WOULD BE DISPROPORTIONATE EXTENSION WHICH CONTAINS TO THE SIZE OF THE ORIGINAL NO DORMER WINDOWS, AND IS DWELLING, HAVING REGARD TO NO LARGER THAN ANY PREVIOUS EXTENSIONS TO NECESSARY TO PROVIDE A THE DWELLING OR PREVIOUSLY
85
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
GREEN BELT
CONSTRUCTED OR EXTENDED accordance with the employment policies OUTBUILDINGS. of this plan.
Major Developed Sites within the Green Belt 9.37 The major developed sites identified in Wycombe District, and to which Policy 9.33 National Green Belt policy, as set out in GB9 applies, are set out below: PPG2, recognises the existence of major developed sites within the Green Belt, (i) Molins, Saunderton both redundant and in continuing use, and makes provision for their appropriate (ii) Janssen - Cilag, Saunderton management in the interests of environmental improvement or economic (iii) Wycliffe Centre, Horsleys Green benefit. Although such sites remain subject to the general Green Belt policies (iv) RAF High Wycombe, Walter’s Ash of restraint, PPG2 permits some infilling or redevelopment. (v) Little Marlow Sewage Works
9.34 Limited infilling at those major developed (vi) Wycombe Air Park sites in continuing use can support a valuable economic activity without requiring (vii) Wycombe West School, Downley any further intrusion into or impact on the Green Belt. To achieve this, the (viii) Uplands Conference development permitted must be of an Centre, Four Ashes appropriate scale, and be located carefully within the developed part of the site, in (ix) Pipers Corner School, Great Kingshill order to avoid compromising the purposes of Green Belt designation. (x) Binders Yard, Cryers Hill
9.35 The complete or partial redevelopment of (xi) Amersham & Wycombe College, major developed sites, whether redundant Flackwell Heath or in continuing use, may provide an The sites are identified on the Proposals opportunity to enhance the site, through Map. the removal or relocation of buildings, and the better integration of the new POLICY GB9 development with its surroundings. (1) WITHIN THE MAJOR DEVELOPED 9.36 Proposals for redevelopment should SITES IDENTIFIED ON THE ideally reduce the impact of the site on the PROPOSALS MAP, PLANNING openness of the Green Belt, and certainly PERMISSION FOR INFILLING not increase it. The redevelopment (WHERE INFILL IS DEFINED AS should not occupy a larger area of the site THE FILLING OF SMALL GAPS than the existing buildings, unless this BETWEEN BUILT DEVELOPMENT) would achieve a reduction in height which OR COMPLETE OR PARTIAL would benefit visual amenity. REDEVELOPMENT WILL ONLY BE Opportunities to improve landscapes, GRANTED WHERE THE PROPOSED nature conservation interests and access DEVELOPMENT: to the site should be maximised, and the proposals considered within the context of (a) HAS NO GREATER IMPACT ON the whole site, in order to ensure that the THE OPENNESS AND RURAL redevelopment scheme is comprehensive AMENITY OF THE GREEN BELT and sensitive to its surroundings. THAN THE EXISTING Proposals for the redevelopment of DEVELOPMENT; employment sites should ensure that the site remains in employment use (as (b) RESPECTS THE CHARACTER defined in the Employment Chapter), in 86
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
GREEN BELT
AND SCALE OF THE EXISTING Wycombe Air Park DEVELOPMENT, WHERE THIS IS TO BE RETAINED IN WHOLE 9.38 Wycombe Air Park is identified by the OR IN PART; District Council as a major developed site within the Green Belt to which Policy GB9 (c) DOES NOT EXCEED THE applies. Due to the unique circumstances HEIGHT OF THE EXISTING and requirements of the site, however, it is BUILDINGS; AND also subject to an additional policy, GB10, which is specific to the Air Park. (d) IN THE CASE OF INFILL PROPOSALS, DOES NOT LEAD 9.39 Wycombe Air Park has been used for TO A MAJOR INCREASE IN THE flying since the war, originally as a military DEVELOPED PROPORTION OF airfield. Under the terms agreed at the THE SITE. time military use ceased, the Air Park is to be used as a civil aerodrome (defined as (2) IN ADDITION, PROPOSALS FOR a place available for the landing and take- THE REDEVELOPMENT OF MAJOR off of non-military aircraft), together with DEVELOPED SITES SHOULD: such other recreational pursuits as are compatible with its use. Flying activity on (a) BE PUT FORWARD IN THE the site is limited to gliders and light CONTEXT OF aircraft, the latter being aeroplanes COMPREHENSIVE, LONG-TERM suitable for general aviation, including PLANS FOR THE SITE AS A pilot training and recreational flying. The WHOLE; Air Park is subject to normal planning legislation and any new development (b) ENSURE THAT THE requires planning permission. However, CHARACTER AND LAYOUT OF the Air Park use itself is currently lawful. THE PROPOSED REDEVELOPMENT RESPECTS 9.40 For the avoidance of doubt, Policy GB2 THE EXISTING CHARACTER also applies to the Air Park and any AND SETTING OF THE SITE; development which is acceptable in principle will be limited to the existing (c) IMPROVES THE VISUAL developed area in order to protect the AMENITY OF THE SITE AND open character of the Green Belt. THE SURROUNDING GREEN Because of physical restrictions there is BELT; little scope to increase activity at the Air Park, although the redevelopment of (d) DOES NOT CAUSE existing buildings may occur in order to UNACCEPTABLE TRAFFIC provide more suitable premises for GENERATION; occupiers of the Air Park. In planning terms the existing lawful use will continue (e) DOES NOT OCCUPY A LARGER but there should not be any development AREA OF THE SITE THAN THE or uses that are not connected with the EXISTING BUILDINGS, UNLESS primary use of the Air Park as a civil THIS WOULD ACHIEVE A aerodrome and airfield. Any development REDUCTION IN HEIGHT WHICH for commercial purposes should be so WOULD BENEFIT VISUAL linked to the Air Park use that location on AMENITY; AND the Air Park is essential rather than simply beneficial or desirable. Other (f) WHERE THE SITE’S CURRENT development which would improve OR LAST USE WAS conditions for existing users of the Air EMPLOYMENT, IT MUST Park, but which would not intensify its use, REMAIN IN EMPLOYMENT USE will in principle be acceptable. IF REDEVELOPED.
87
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
GREEN BELT
POLICY GB10
(1) DEVELOPMENT AT WYCOMBE AIR PARK SHALL:
(a) BE CLOSELY RELATED TO THE USE OF THE AIR PARK FOR A CIVIL AERODROME FOR THE PRIVATE OR CLUB FLYING OF LIGHT AIRCRAFT OR GLIDERS;
(b) IN THE CASE OF ANCILLARY BUSINESSES, DEMONSTRATE THAT THEY MUST OF NECESSITY BE LOCATED AT THE AIR PARK. IN SUCH CASES DEVELOPMENT MAY ALSO BE PERMITTED SUBJECT TO A CONDITION RESTRICTING THE USE OF THE LAND OR BUILDINGS TO OCCUPIERS WHOSE BUSINESS REQUIRES A LOCATION AT THE AIR PARK. DEVELOPMENT FOR WHICH A LOCATION ON THE AIR PARK IS NOT ESSENTIAL WILL NOT BE PERMITTED;
(c) BE WITHIN THE EXISTING DEVELOPED AREA OF THE AIR PARK AS SHOWN ON THE PROPOSALS MAP; AND
(d) NOT GIVE RISE TO SIGNIFICANTLY INCREASED FLYING ACTIVITIES.
88
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
LANDSCAPE AND NATURE CONSERVATION
chapter which deal with the landscape and 10. LANDSCAPE AND NATURE ecological impact of development: it is an CONSERVATION important feature of Council policy that a development or land-use which may in Introduction itself be acceptable in principle under other policies may, in fact, be 10.01 Wycombe District is very fortunate in unacceptable because of its adverse encompassing countryside which is of impact on the character and enjoyment of national importance for much of its the natural environment. landscape quality and many of its ecological sites. The natural beauty and 10.04 This chapter also identifies sites of ecological interests of the District’s landscape importance within urban areas, countryside are of immense importance to together with urban and rural green space, the quality of life in the District. These to give a complete hierarchy of sites of assets provide an attractive setting for landscape or local amenity value to which those who live or work in the District; a protective policies are applied. recreational resource for residents, tourists and other visitors; and they are a significant factor in attracting modern, prestigious companies to locate within the 10.05 General issues relating to landscape and District. They are also susceptible to nature conservation are also addressed in development pressures, and through its Chapter 2, General Development. planning powers, the District Council aims to resist development which detracts from Chapter Objectives these finite and irreplaceable landscape and ecological assets. 10.06 The objectives of the chapter are to:
Policy Framework (i) Conserve landscape character and quality throughout the District; 10.02 This chapter reflects Government policy on landscape and nature conservation as (ii) Support the purpose and requirements set out in Planning Policy Guidance Note of international, national and other 7: The Countryside – Environmental nature conservation designations; and Quality and Economic and Social Development (PPG7, February 1997) and (iii) Protect and encourage the creation of 9: Nature Conservation (PPG9, October wildlife habitats and attractive 1994) and also the relevant policies of the landscape. County Structure Plan. PPG7 defines guidance on designated landscape and nature conservation areas and advises Local Authorities on good practice within The Chilterns Area of Outstanding Natural these areas. PPG9 sets out guidance for Beauty the protection of nature conservation sites and also advises Local Authorities on 10.07 Areas of Outstanding Natural Beauty appropriate nature conservation (AONBs) represent areas of high scenic designations within their area. quality, and, in landscape terms, are intended to enjoy equal status with 10.03 Chapter 8 of this Local Plan: The National Parks. Unlike National Parks, Countryside and the Rural Economy, sets however, the promotion of recreation is out a series of policies dealing with the not an objective of AONB designation; the types of development which are in primary purpose of AONB designation is principle acceptable or unacceptable in the conservation of the natural beauty of the countryside. Those policies are the landscape. overlain by, and must be read in conjunction with, the policies in this 10.08 The Chilterns AONB was designated in 89
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
LANDSCAPE AND NATURE CONSERVATION
1964, and confirmed by the Government to be in the public interest. In accordance in 1965. A boundary review was with the ministerial statement of 13 June confirmed in 1990. The Chilterns were 2000 which amends the guidance in designated as an AONB in order to PPG7, applications for major development conserve and enhance their distinctive will be subject to particularly rigorous landscape character and natural beauty. examination, including: an assessment of The Chilterns topography is the result of the national need for the development, the tilting of the underlying chalk which and the impact of permitting or refusing it has produced a steep north west facing on the local economy; the cost of and escarpment overlooking the clay vales of scope for developing elsewhere outside Oxford and Aylesbury, and a South East the area or meeting the need for it in some facing dip slope which is dissected by other way; and any detrimental effect on valleys, most of which are dry. The the environment and the landscape, and Chilterns AONB has many scenic the extent to which that should be attractions, a rich diversity of wildlife moderated. Externally generated habitats, and is particularly well known for demands for transport related its beech woodlands, which are a feature development, mineral working and waste of the upper slopes of the valley’s disposal will also be subject to rigorous escarpment. Man’s influence is also examination. extensive and conservation of numerous and widespread archaeological and 10.11 Although the promotion of recreation is not architectural features, as well as other an objective of AONB designation, AONBs traditional Chiltern features, is also very still have an important role in meeting important. Some 23,000 Hectares of demand for recreation, as far as this is Wycombe District’s land area are within consistent with the conservation of the Chilterns AONB, including both landscape quality and the needs of escarpment and dip slope, extensive existing rural uses and communities. The areas of beech woodland, and some of 1997 Chilterns Visitor Survey illustrated the most precious and sensitive landscape that the Chilterns AONB is a particularly features and wildlife sites within the whole popular area for informal recreation; the AONB. accommodation and management of this demand must be achieved in a 10.09 Government and Structure Plan policy sustainable way, and be balanced with the requires that this special character is protection of the special qualities of the strongly protected, but that due regard is Chilterns landscape. also had to the economic and social well- being of local communities. The Council 10.12 Policy L1 is intended to reflect this policy will therefore consider all proposals for context, but the District Council also development within the Chilterns AONB endorses the Countryside Commission’s very carefully, and will not permit any 1991 policy statement (CCP 356) on development that would harm its AONBs, and, as a constituent member of landscape qualities. To this end, the Chilterns AONB Shadow Conservation development that is permitted will be Board, also endorses the 2002 AONB required to be sympathetic to its Management Plan, the 1998 surroundings. Environmental Guidelines for the Management of Roads in the AONB, and 10.10 Government and Structure Plan policy the 1991 A Plan for the Chilterns – also requires that the AONB is protected Woodland Policy. The Council has rigorously against intense pressure for adopted the 1999 Chilterns Buildings major development, which is more Design Guide as Supplementary Planning national than local in character. Such Guidance, and hopes to do the same with development should not take place in the the emerging Farm Buildings Design AONB other than in exceptional Guide once it is completed. circumstances, and must be demonstrated
90
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
LANDSCAPE AND NATURE CONSERVATION
EFFECTS MAY BE AVOIDED OR POLICY L1 MITIGATED. (1) IN CONSIDERING PROPOSALS FOR (4) DEVELOPMENT WILL NOT BE ANY DEVELOPMENT WITHIN THE PERMITTED WHICH, ALTHOUGH CHILTERNS AONB, SPECIAL NOT ITSELF LOCATED WITHIN THE ATTENTION WILL BE PAID TO THE AONB, WOULD HAVE A CONSERVATION OF ITS SCENIC DEMONSTRABLY DETRIMENTAL BEAUTY AND TO ANY WILDLIFE EFFECT ON ITS SPECIAL INTEREST. DEVELOPMENT WILL CHARACTER OR APPEARANCE. NOT BE PERMITTED IF IT IS LIKELY TO DAMAGE THE SPECIAL Areas of Attractive Landscape and Local CHARACTER, APPEARANCE OR Landscape Areas NATURAL BEAUTY OF THE LANDSCAPE OR THE FUTURE 10.13 Areas of Attractive Landscape (AALs) are PUBLIC ENJOYMENT OF THE designated through the Structure Plan: AREA. their purpose is to identify and protect (2) WHERE OPERATIONAL landscapes of County-wide, rather than DEVELOPMENT IS ACCEPTABLE, IT national significance. They have a SHOULD BE OF THE HIGHEST valuable role in conserving the local QUALITY; ITS DESIGN SHOULD BE distinctiveness, character and quality of IN SYMPATHY WITH THE LOCAL the countryside. Local Landscape Areas LANDSCAPE AND LOCALLY (LLAs) are defined by the District Council, TRADITIONAL BUILDING STYLES. and fulfil a similar role to AALs, albeit at a more local level: they are of great (3) MAJOR DEVELOPMENT WILL NOT importance to the local landscape. There BE PERMITTED EXCEPT WHERE IT are two broad criteria used to define each IS PROVEN TO BE IN THE PUBLIC landscape area: that the character of the INTEREST AND WHERE NO area has a special quality, and that it is SUITABLE ALTERNATIVE SITE IS large enough to warrant identification. AVAILABLE, EITHER WITHIN OR Wherever possible the boundaries of OUTSIDE WYCOMBE DISTRICT. these areas are defined by permanent SUCH PROPOSALS WILL BE linear features such as roads or streams, . ASSESSED HAVING REGARD TO: or other appropriate natural features The Areas of Attractive Landscape and Local (a) THE NEED FOR THE Landscape Areas within Wycombe District DEVELOPMENT, IN THE LIGHT are listed and described in Appendix 11, OF NATIONAL and identified on the Proposals Map. CONSIDERATIONS AND THE IMPACT OF AN ADVERSE OR 10.14 The policy framework governing these FAVOURABLE DECISION UPON designated areas is not as restrictive as THE LOCAL ECONOMY; that governing the nationally-designated AONB, but is still intended to protect and (b) THE COST OF AND SCOPE FOR enhance the character and landscape SUCH DEVELOPMENT quality of the areas. Policy L2 seeks to ELSEWHERE OUTSIDE THE achieve this by managing necessary AONB OR FOR MEETING THE development appropriately, and resisting NEED FOR IT IN SOME OTHER those proposals which would harm their WAY; AND special character.
(c) ANY DETRIMENTAL EFFECTS POLICY L2 ON THE ENVIRONMENT AND (1) THE DISTRICT COUNCIL WILL THE LOCAL LANDSCAPE AND EXPECT DEVELOPMENT THE EXTENT TO WHICH SUCH PROPOSALS WITHIN AALs AND 91
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
LANDSCAPE AND NATURE CONSERVATION
LLAs TO PRESERVE THEIR to amenity. Less than 0.1 hectares in INDIVIDUAL LANDSCAPE area, they are generally too small to QUALITIES. DEVELOPMENT identify on the Proposals Map, but their PROPOSALS THAT WOULD HAVE importance to amenity throughout the AN ADVERSE IMPACT UPON District’s built environment is such that THEIR RECOGNISED CHARACTER they should be protected. OR APPEARANCE WILL NOT BE PERMITTED. POLICY L4
(2) THE INDIVIDUAL AREAS WHICH PLANNING PERMISSION WILL NOT BE HAVE BEEN DESIGNATED FOR GIVEN FOR PROPOSALS INVOLVING THE PURPOSES OF THIS POLICY THE LOSS FRAGMENTATION OR ARE LISTED (AND LOCATED) IN REDUCTION IN SIZE OF INCIDENTAL APPENDIX 11 AND IDENTIFIED ON OPEN SPACES, WHERE THEY THE PROPOSALS MAP. THE CONTRIBUTE TO THE CHARACTER REASONS FOR DESIGNATION AND APPEARANCE OF THE AREA. INCLUDE THE FOLLOWING: Woodlands (a) EXTENSIVE AREAS BETWEEN THE CHILTERNS AONB AND 10.32 Wooded areas account for 18.1% of THE URBAN EDGE; Wycombe District; this represents 5,900ha of woodland. In both urban and rural areas (b) RIVERSIDE MEADOWS AND woodlands play an important role in WOODED AREAS defining the Chilterns landscape and OVERLOOKING THE THAMES; supporting Chilterns ecology, and, particularly in rural areas, in supporting (c) PROMINENT HILLSIDE AREAS the economy. Woodlands also help to OVERLOOKING THE RIVERS secure sustainable development, through THAMES AND WYE; air quality enhancement, storm water control, habitat provision and helping to (d) SIGNIFICANT OPEN reduce the rate of global warming by COUNTRYSIDE AREAS trapping carbon dioxide. They can also be SEPARATING URBAN AREAS; used as a resource for both recreation and education, and, historically, influenced the (e) PROMINENT UNDEVELOPED development of the furniture industry in HILLSIDES WITHIN the District. OTHERWISE URBAN AREAS; 10.33 Wycombe District Council has a 30-year (f) ENCLOSED LANDSCAPES woodland strategy that was introduced in THAT RETAIN A PRIMARILY 1990. This provides for the active RURAL CHARACTER. management, long-term improvement and conservation of the District Council’s own woodlands. It must be emphasised that some felling can be an essential part of Incidental Open Space effective and necessary woodland management, and the Council will support 10.19 Also important, but not large enough to be this where it is properly done. designated on the Proposals Map, are areas of incidental open space, such as 10.34 In addition, some of the District’s small landscaped areas within housing or woodlands are protected by landscape commercial developments. These informal and nature conservation designations, but open spaces provide important visual there are also valuable woodland areas contrasts and soften the hard edge of which are offered no such protection. buildings. They provide opportunities for soft landscaping, and generally contribute 10.35 Particular protection must be afforded to 92
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
LANDSCAPE AND NATURE CONSERVATION
ancient woodland, which is defined by English Nature as being those areas which have had continuous woodland cover since at least 1600 AD to the present day, and have only been cleared for underwood or timber production. The
amount of ancient woodland in the country is diminishing, but because there has been a continuity of woodland cover over centuries they are often rich in wildlife and historically important.
10.36 Policy L6 sets out the planning context for the protection of woodland in Wycombe District. In light of the acknowledged importance of woodland in the District, the Council also endorses the 1998 Buckinghamshire Tree and Woodland Strategy.
POLICY L6
(1) PLANNING PERMISSION WILL NOT
BE GIVEN FOR PROPOSALS INVOLVING THE LOSS, FRAGMENTATION OR REDUCTION IN SIZE OF WOODLANDS.
(2) FOR WOODLANDS, OTHER THAN ANCIENT WOODLAND OR HERITAGE WOODLANDS, WHERE EXCEPTIONALLY, IT CAN BE DEMONSTRATED THAT SUCH DEVELOPMENT IS NECESSARY, AN EQUAL AREA MUST BE REPLANTED WITH NATIVE
BROADLEAVED TREE SPECIES, OF WHICH AT LEAST 20% ARE NON- TIMBER SPECIES.
93
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
LANDSCAPE AND NATURE CONSERVATION
94
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
timber, and the River Wye which provided 11. HERITAGE water power for its numerous watermills. This led to, in particular, the furniture Introduction industry and paper-making. The Windsor Chairs made here are well known while 11.01 The District possesses a rich built heritage the streams and rivers elsewhere in the and a variety of archaeological remains. District also powered watermills, including This heritage is to be valued and those on feeders to the River Thame protected for its own sake, as a central beyond Bledlow and along the River part of our cultural heritage and our sense Thames itself. The architectural evidence of national and local identity. It is an of much of this remains and some, such irreplaceable record which contributes to as the Cane and Rush works in High our understanding of both the present and Wycombe, are still in use. This heritage the past. Its presence adds to the quality will be an important consideration in of our lives by enhancing the familiar and safeguarding our local distinctiveness cherished local scene and sustaining the when considering planning applications sense of local distinctiveness which is so affecting historic urban and rural industrial important an aspect of the character and sites. appearance of the District's towns, villages and countryside. 11.05 There is a limited palette of traditional and vernacular materials which give the 11.02 The Council’s Heritage Strategy 1993, District its historic architectural character. now the Heritage Action Plan (amended Red brick, until relatively recently locally and updated in 1999), sets out the District produced, flint from the chalk and timber Council’s approach to implementation of framing with rendered or brick infill panels heritage projects, surveys, design are the overwhelmingly predominant guidance and other matters. This action building materials, while roofs are plan includes a programme of green slate thatched or plain clay tiled. Slate was plaques to commemorate famous used extensively from the mid 19th. residents of the District, interpretation century onwards while stone, including boards, restoration projects and a rolling locally quarried ones such as Denner Hill programme of Conservation Area and chalk stone and imported limestones Character Surveys. such as Bath or Ham Hill is found. Churches are usually small and in local 11.03 The District's built heritage is materials such as flint with imported characterised by small villages and freestone or local chalk stone dressings. hamlets in the Chiltern Hills, along the Larger houses and churches tended to River Thames in the south, and in the use higher quality imported stone and north on the flat clay lands of the Vale of often have lead roofs. It is essential that Aylesbury. Archaeological heritage is this range of materials is respected as evidenced throughout the District, often their use contributes greatly to providing character and contributing as establishing local character. In particular
important features of local identity. The locally produced building materials should three historic towns of the District have be conserved, including Denner Hill, very contrasting characters which need whether used in buildings and walls or as safeguarding, the smallest being Princes setts for kerbs, paving and crossovers. Risborough on the edge of the Chiltern Scarp, Marlow on the River Thames, and 11.06 Much of the character of the District's built High Wycombe. Marlow and High heritage comes from the use of traditional Wycombe have interesting Victorian and building techniques, such as pointing of Edwardian expansions that are of brick and stone walls with lime mortars, considerable historic interest. the use of painted timber windows and doors with delicate section glazing bars or 11.04 Wycombe’s industrial heritage is based on pegged frames, or leaded lights in iron the wooded Chilterns, which provided opening casements, or double-hung 95
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
sliding sash windows and so on. The 11.09 Many of the policies in this chapter of the patina of age or the appearance of quality Local Plan set out principles of sound in new buildings in conservation areas or contextual design and the use of high additions to listed buildings can be ruined quality materials and are applicable to both by unnecessary repointing or the use other design orientated sections. It must of wrong and insensitive pointing not be thought that quality is only to be techniques, barge boards and box eaves, related to heritage; that is not the intention the wrong brick bond and a failure to of this Chapter. Rather it is to deal with the understand the way historic structures specifically different requirements that the work. Much repointing is unnecessary in various heritage classifications impose, as any case, but where it is necessary, it is set out in Planning Policy Guidance Note important that it is carried out in an 15: Planning and the Historic Environment approved lime mortar mix by skilled (PPG15, September 1994), (See also craftsmen. The District Council expects Policy G3 ‘Character and Local owners of listed buildings or buildings in Distinctiveness’). Planning Policy conservation areas to use professionals of Guidance Note 16: Archaeology and proven ability and skill. Far too much work Planning (PPG16, November 1990) is done by inexperienced or ignorant provides relevant guidance on ancient builders, designers and agents, often with monuments and archaeology. the best intentions but with unhappy Chapter Objective results. The District's built heritage is a finite asset and advice is readily available from the Conservation Officer and the 11.10 The overall objective of this Chapter is the Heritage Projects Officer. Archaeological preservation, conservation and advice is readily available from the County enhancement of the District's built heritage Archaeological Officers, at and historic environment and this will be Buckinghamshire County Council. achieved through the policies for listed buildings, conservation areas, Policy Framework archaeology and historic parks and gardens 11.07 There are currently over 1200 statutorily listed buildings, over 60 locally listed LISTED BUILDINGS buildings, 60 conservation areas, 53 scheduled ancient monuments and 9 11.11 The Council is committed to the registered parks and gardens (2 in part conservation of the built heritage of the only). Listed buildings range from District and the following policies are telephone kiosks to stately homes and designed to ensure the retention of listed conservation areas include villages buildings wherever possible and the arranged round commons and greens, preservation of their character, both as historic town centres, fine houses with individual buildings and for their their grounds, areas of terraced houses contribution to the quality of the local and groups of large dwellings in verdant environment. At the same time the District settings. The primary legislation on listed Council recognises that the aim should be buildings and conservation areas which to ensure the built heritage is passed on to underpins the District Council’s Heritage future generations in a sound and viable Policies is the Planning (Listed Buildings & state of physical and economic health. Conservation Areas) Act 1990. 11.12 Further advice on the legislation is 11.08 Archaeological sites are located contained in PPG15, and the District throughout the District, many of which are Council has issued a series of Heritage Scheduled Ancient Monuments. It is in the Advice Notes which include ones on nature of archaeological discovery that historic buildings, conservation areas, some sites have yet to be revealed and ancient monuments and window design. this Local Plan contains policies to deal Others will follow during the life of this with such occurrences. Local Plan. 96
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
11.17 Listed building consent for demolition is required for the total demolition of the 11.13 It should be noted that work to listed listed building as well as for the buildings, without having obtained listed permanent removal of substantial parts of building consent, is a criminal offence that building, including interior walls and which could attract stringent penalties staircases, boundary walls, railings and and, in certain circumstances, prison for any buildings and structures within its all connected with the unauthorised work curtilage, irrespective of whether they are from the owner to the designer and mentioned in the list description. contractors. Consent is required for Demolition of a lesser part of the building demolition and alterations or extensions still requires listed building consent but is which affect the special interest of a listed now classed as an alteration, rather than building. The Council has power to secure demolition. Such consent will also be reinstatement of removed parts of a required to demolish buildings within the building, reversal of alterations, demolition curtilage of a listed building. These may of exteriors and any other harmful work by often significantly relate to the physical means of listed building enforcement context, history or setting of the principal procedure and will use its powers building. whenever necessary. 11.18 In assessing development proposals, 11.14 Applicants for listed building consent must necessarily involving the demolition of any be able to justify their proposals. They will listed building, the District Council will need to show why works which would consider the possible continuation of its affect the character of a listed building are present use or function and its sensitive desirable or necessary. They should adaptation for its original, previous or other provide full information in the form of an use. Demolition should always be the last impact assessment to justify all significant resort and owners will be required to show proposals and in all cases should provide that all possible avenues to retain the listed survey drawings and detailed measured building have been investigated, including drawings showing the proposals in plan alternative uses, and be able to and elevation. demonstrate a building is beyond economic repair or its demolition is in the public 11.15 English Heritage are consulted on all interest, bringing substantial benefits to the listed building consent applications local community. relating to Grade I and Grade II* listed buildings. POLICY HE1
Demolition of Listed Buildings (1) DEVELOPMENT REQUIRING THE DEMOLITION OF A LISTED 11.16 Listed building consent is required for the BUILDING OR ANY BUILDING demolition of all or any substantial part of LISTED BY VIRTUE OF BEING a listed building. There is a strong WITHIN ITS CURTILAGE, WILL presumption in favour of the preservation ONLY BE PERMITTED IF, WHERE of listed buildings for they represent a RELEVANT, THE FOLLOWING finite resource and an irreplaceable asset; CRITERIA ARE MET: once lost they cannot be replaced and they can be robbed of their special interest (a) IT IS NOT POSSIBLE TO as surely by unsuitable alteration as by CONTINUE TO USE THE LISTED outright demolition. The legislation is BUILDING FOR ITS EXISTING, intended to protect listed buildings from PREVIOUS OR ORIGINAL unnecessary demolition and this is a PURPOSE OR FUNCTION, AND; prime consideration in determining applications for listed building consent or (b) EVERY EFFORT HAS BEEN planning permission. MADE TO CONTINUE THE PRESENT USE OR TO FIND 97
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
ANOTHER USE, WITH OR overwhelm or directly compete with the WITHOUT PHYSICAL listed building. ALTERATION, OR; 11.20 Many listed buildings are capable of being (c) THE HISTORIC CHARACTER OR extended in a sympathetic manner that APPEARANCE OF THE MAIN respects the character and form of the BUILDING WOULD BE original building, but it is important to RESTORED OR IMPROVED BY recognise that some are not. These THE DEMOLITION OF include small buildings such as lodges, CURTILAGE BUILDING (S), OR; tollhouses, garden buildings and temples, barns, some cottages and larger buildings (d) SUBSTANTIAL BENEFITS TO of high architectural interest which are THE COMMUNITY WOULD designed with elevations of importance on DERIVE FROM THE NATURE, all sides or International Modern houses FORM AND FUNCTION OF THE which are complete in themselves. PROPOSED DEVELOPMENT, Extending such buildings could lead to AND (IN ALL CASES); serious diminution of their special interest.
(e) DEMOLITION WOULD NOT 11.21 Listed building consent is required for any RESULT IN THE CREATION OF alterations that would in any manner affect A PERMANENTLY CLEARED the special interest and character of a SITE TO THE DETRIMENT OF listed building. This protection extends to ADJACENT LISTED BUILDINGS. the whole of the building, including the interior, and also covers any man-made (2) IF PERMISSION IS GRANTED IN object or structure fixed to the building CONFORMITY WITH ANY OF THE such as boundary walls and railings. ABOVE CRITERIA, IT WILL BE MADE SUBJECT TO A CONDITION, 11.22 Most listed buildings can sustain some AGREEMENT OR UNDERTAKING degree of alteration and many can be THAT ANY NECESSARY satisfactorily extended to bring them up to DEMOLITION IS NOT TO BE date, to provide better accommodation, or CARRIED OUT UNTIL ALL THE to support a new use which is acceptable RELEVANT DETAILS OF THE in planning policy terms. Nevertheless SUCCESSOR DEVELOPMENT listed buildings do vary greatly in the HAVE BEEN APPROVED AND A extent to which they can accommodate CONTRACT HAS BEEN ENTERED change without loss of special interest. INTO FOR ITS SUBSEQUENT Some may be sensitive even to slight EXECUTION. alteration, inside or out. It is important to note that listed building consent is required for any alterations that would affect the special interest and character of Alterations and Extensions to Listed a listed building, inside or out, whereas Buildings planning permission in the main relates to extensions, external alterations and 11.19 Great care is needed when extending a changes of use of listed buildings. listed building to ensure that the features that made it special are not destroyed or 11.23 Planning permission for alterations is only compromised. It is important to respect likely to be granted if the historic form and the established character of the listed structural integrity of the listed building is building and any extension should retained and architectural or historic generally be subservient to the original features, inside and out are retained. structure. In achieving this, careful attention must be paid to the design, bulk 11.24 In considering proposals for planning and materials of the proposed addition permission every effort will be made to which should complement rather than secure for people with disabilities equal 98
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
and dignified access to and inside historic English Heritage. buildings wherever possible (see Policy G9 ‘Access for People with Disabilities’). Development Affecting the Settings of Listed Buildings POLICY HE2 11.26 The setting of a listed building is often an (1) DEVELOPMENT REQUIRING THE essential part of its character, especially if INCIDENTAL ALTERATION OR the garden or grounds have been laid out EXTENSION OF ANY LISTED to complement its design or function, or if BUILDING (OR BUILDINGS) WILL the building forms an important visual NOT BE PERMITTED UNLESS, element in a street or village. WHERE RELEVANT, MEANS OF ACCESS TO AND THE SITING, 11.27 The Planning (Listed Buildings and DESIGN AND EXTERNAL Conservation Areas) Act 1990 requires APPEARANCE OF THE PROPOSED the District Council to have special regard DEVELOPMENT WOULD: to the desirability of preserving the setting of a listed building. Its setting should not (a) RESPECT THE LISTED be interpreted too narrowly; it may be BUILDING’S CHARACTER AND limited to obvious ancillary land or may APPEARANCE AND WOULD include land some distance from it or even ALSO, a whole area. A proposed high or bulky building some distance away might affect (b) SERVE TO PRESERVE, the setting or alter views of an historic RESTORE OR COMPLEMENT skyline. The District Council consider it ITS FEATURES OF SPECIAL important to take into account the effect ARCHITECTURAL OR HISTORIC that proposed development may have on INTEREST AND, WHERE the context and setting of listed buildings APPLICABLE, and will refuse proposals that harm them.
(c) CONTRIBUTE TO THE POLICY HE3 CHARACTER OR APPEARANCE OF ANY GROUP OF LISTED PLANNING PERMISSION WILL NOT BE BUILDINGS OR GRANTED FOR DEVELOPMENT, CONSERVATION AREA OF WHICH WOULD ADVERSELY AFFECT WHICH IT FORMS PART OR THE SETTING OF ANY LISTED WITHIN WHICH IT IS LOCATED. BUILDING.
Use of Materials Local List Buildings
11.25 As a rule features such as doors, 11.29 Statutory Lists are published and amended windows, gutters, downpipes and by the Department of Culture, Media and hopperheads in historic buildings should Sport and these include buildings of special be repaired, or if beyond repair replaced architectural or historic interest, graded I, 'like for like'. The use of modern standard II* and II. There are other buildings which replacements is not generally acceptable fall below these national standards that are for listed buildings, nor are purpose made nonetheless of considerable local ones in inappropriate materials such as importance to the District's built heritage. uPVC/PVCu, aluminium or tropical The District Council already has Local Lists hardwoods. Detailed guidance on for the former Borough of High Wycombe appropriate materials can be found in and the Urban District of Marlow and will Annex C of PPG15: Planning and the from time to time prepare similar local lists Historic Environment - Guidance on for other areas. These lists will also be Alterations to Listed Buildings and in The supplemented by Conservation Area Repair of Historic Buildings: Advice on Character Surveys as they are completed. Principles and Methods published by 99
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
11.30 It is important to note that these lists do not APPLICATIONS. confer statutory protection and listed building consent procedure does not apply, CONSERVATION AREAS except where they are situated in a designated conservation area where 11.34 These are areas of special architectural or demolition control applies. PPG15 allows historic interest which are considered the preparation of Local Lists and worthy of preservation or enhancement. encourages the formulation of local plan They are designated under the provisions policies for their protection. of Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 11.31 To be included on the Local List a building 1990. It is the quality and interest of areas should meet some or all of the following rather than the individual buildings which criteria: is the prime consideration in identifying conservation areas. There are currently 60 (i) Be substantially unaltered and retain conservation areas in the District and their the majority of its original features; boundaries are shown on the Proposals Map. A list of the conservation areas is (ii) Be of good architectural quality or an attached at Appendix 13. It is considered example of a particular local building that areas suitable for designation have type; probably been fully identified although periodic reviewing of existing conservation (iii) Play a significant role in the areas and their boundaries will take place streetscape of a town or village; to ensure that standards are maintained. However, the policies in this plan will (iv) Be significant in the history of the area apply to any further areas designated or be by an architect or designer of during the life of this plan. local note, such as Arthur Vernon of High Wycombe; or relate to the 11.35 Within conservation areas there are industrial heritage of the High additional controls on building works, Wycombe furniture industry. demolition (which includes gravestones erected prior to 1925), works to trees and 11.32 Local civic and amenity societies and advertisements. Further information and others will be consulted in their preparation advice on controls in conservation areas is and the lists will help to guide development contained in the Council's Heritage control decisions. Guidance Note: ‘Conservation Areas’.
11.33 The presence of local list buildings and New Development in Conservation Areas and their impact upon the local scene will also Conservation Area Character Surveys be of relevance to the application of policies G3 – G5. 11.36 It is important that conservation area designation is not seen as an end in itself. POLICY HE5 Consequently, in accordance with Section 71 of the Planning (Listed Buildings & THE DISTRICT COUNCIL WILL Conservation Areas) Act 1990 and PREPARE AND MAINTAIN A LIST OF PPG15, the District Council has prepared BUILDINGS OF LOCAL conservation area character surveys for all ARCHITECTURAL OR HISTORIC its conservation areas, which clearly INTEREST THROUGH THE identify what it is about the character and PREPARATION OF SUPPLEMENTARY appearance of the individual conservation PLANNING GUIDANCE. THE area which should be preserved and CONTRIBUTION MADE TO THE LOCAL enhanced. At the time of publication of this SCENE OR LOCAL HISTORICAL Local Plan, most conservation area ASSOCIATIONS WILL BE A MATERIAL character surveys have been published CONSIDERATION IN THE and new surveys will continue to be DETERMINATION OF PLANNING published until the survey programme is 100
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
completed. The character surveys are the change will be permitted within that area, subject of local consultation before being although in rural conservation areas the approved for development control opportunities are very limited. The District guidance by the District Council. Clear Council is committed to improving assessment and definition of an area's standards of modern design and special interest and the action needed to considers that any proposals should have protect it will help to generate awareness the ultimate aim of enhancing the and encourage local property owners to established character of the conservation take the right sort of action themselves. area. New building in conservation areas, The more clearly the special architectural including extensions to existing buildings, or historic interest that justifies designation cannot be considered in isolation but must of a conservation area is defined and be seen as part of a larger whole. recorded, the sounder will be the basis for development control decisions which must 11.40 Given the importance of design, outline of course also accord with other policies in planning applications will not normally be this plan. acceptable as they are usually insufficient to provide all the necessary information in 11.37 Conservation areas vary greatly, but respect of new development. The District certain aspects form the basis of a Council will use its powers under Article coherent assessment; the topography and 3(2) of the Town and Country Planning its historical development, the (General Development Procedure) Order archaeological significance and potential, 1995 to obtain such additional information the architectural character and quality of as is considered necessary. New buildings, the prevalent building materials, development, where acceptable, should the character and hierarchy of spaces, therefore be of a high standard of design, views into and out of the area, the quality sympathetic to any existing building and relationship of buildings in the area concerned and to the general character of and also of trees and other green the area in terms of the: features. All of these aspects are assessed in the character survey (i) scale, height and bulk; prepared for each conservation area. The surveys also note unlisted buildings which (ii) plot size; make a positive contribution to the special character of the area. (iii) horizontal and vertical emphasis; and
11.38 The District Council is in the process of (iv) colour, type, form and use of preparing conservation area character materials. surveys as Supplementary Planning Guidance for all its conservation areas 11.41 The use of buildings and open spaces can and will use the detailed character be fundamental to the character of the description of the surveys when area. Inappropriate uses can detract from considering the appropriateness of it in terms of both the alterations to the development proposals within and building/open space and the altered adjacent to conservation areas. These pattern and level of activity resulting from surveys will indicate the positions of listed the new use. Once a change of use has buildings and also those covered by policy been permitted, it can be difficult to resist HE5. The surveys may be referred to in further minor changes and alterations that any overall assessment of the effect of can be considered normal requirements of future development and the determination that use, but that may nevertheless of individual applications for planning detract from the character of the permission either in respect of operations conservation area. or changes of use in conservation areas.
11.39 Designation of a conservation area does not imply that no further development or 101
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
LOCAL INTEREST WILL ENJOY A POLICY HE6 GENERAL PRESUMPTION AGAINST (1) THE DISTRICT COUNCIL WILL SUCH DEMOLITION. REQUIRE PROPOSALS FOR NEW
DEVELOPMENT IN CONSERVATION AREAS TO Burgage Plots and Historic Plots and Their PRESERVE OR ENHANCE ITS Boundaries SPECIAL CHARACTER OR APPEARANCE. 11.47 The three mediaeval towns in the District, (2) PROPOSALS WILL BE ASSESSED High Wycombe, Marlow and Princes Risborough, were probably planned and AGAINST THE CONSERVATION th th AREA CHARACTER SURVEY FOR laid out in the 12 and 13 centuries. The THAT AREA WHERE PRODUCED. layout consisted of rows of long narrow plots, in which an owner or tenant built a Demolition of Unlisted Buildings in house, workshop or shop fronting the Conservation Areas road, usually with its roof parallel to the road, and used the area behind for further 11.45 In some conservation areas the wings and buildings along the plot, with opportunities for new development are their roof ridges at right angles to the road. severely limited, but in others there are This was an efficient use of space and instances where the redevelopment of very much characteristic of mediaeval unlisted buildings can present the town planning. Where these historic long opportunity to enhance the appearance of plots survive in the three mediaeval towns, the conservation area. In such they should be safeguarded. circumstances the District Council wishes 11.48 These long narrow strips are to maintain control over the quality of the often enclosed by high brick walls and new buildings and to prevent the creation of form an obvious barrier to the over- unsightly gaps in the built frontage. development of the rear of these street- POLICY HE8 fronting properties. The extent of these plots will be identified in conservation area (1) DEVELOPMENT WITHIN character surveys as they are produced or CONSERVATION AREAS, revised. The District Council will REQUIRING OR INVOLVING discourage proposed development that DEMOLITION, MAY BE PERMITTED builds across or coalesces these plots, IF THE BUILDINGS IN QUESTION either for building or car parking. MAKE A NEGATIVE OR INSIGNIFICANT CONTRIBUTION TO POLICY HE10 THE CHARACTER OR IN THE HISTORIC TOWNS OF HIGH APPEARANCE OF THE AREA, OR IF WYCOMBE, MARLOW AND PRINCES THE DESIGN QUALITY OF THE RISBOROUGH, THE BURGAGE AND PROPOSED REDEVELOPMENT IS OTHER HISTORIC PLOTS TO THE CONSIDERED TO BE AN REAR OF PRINCIPAL STREETS WILL ENHANCEMENT. GENERALLY BE PROTECTED FROM (2) THERE SHOULD BE FIRM AND AMALGAMATION AND DEVELOPMENT APPROPRIATELY DETAILED THAT WOULD DIMINISH THEIR PROPOSALS FOR THE HISTORIC INTEREST AND VALUE. REDEVELOPMENT OF THE SITE Development Adjoining Conservation Areas THAT HAVE BEEN APPROVED AND THEIR IMPLEMENTATION ASSURED BY CONDITIONS OR AGREEMENTS. 11.49 Development on the fringe of a conservation area can be of a massing, (3) BUILDINGS IDENTIFIED AS OF scale and design which affects the 102
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
character and appearance of the advertisements makes a considerable conservation area itself. Where impact on the special character and development is proposed adjacent or near appearance of a conservation area. Within a conservation area the District Council historic towns and village centres the will expect it to respect the character and character and appearance of commercial appearance of the conservation area and properties is very easily altered by the schemes which would have a detrimental introduction of modern shop fronts and effect on that character will be resisted. signs, while the use of standard corporate identities can all too easily destroy a POLICY HE11 town's individual character. Advertisements in rural conservation DEVELOPMENT WILL NOT BE areas are usually equally incongruous. PERMITTED WHICH, ALTHOUGH NOT WHOLLY OR PARTLY LOCATED 11.53 The Town & Country Planning (Control of WITHIN A CONSERVATION AREA, Advertisements) Regulations 1990 and MIGHT NEVERTHELESS HAVE A Planning Policy Guidance Note 19: VISIBLY ADVERSE EFFECT UPON THE Outdoor Advertisement Control (PPG19, AREA’S SPECIAL CHARACTER OR March 1992) endorses the need for APPEARANCE, INCLUDING sensitivity in the design and siting of INTRUSIVENESS WITH RESPECT TO advertisements to ensure they are in ANY RECOGNISED OR RECORDED harmony with their setting. The District FAMILIAR VIEWS AFFECTING THE Council is anxious to establish an DESIGNATED AREA. appropriate balance between commercial interests and environmental quality. The Trees in Conservation Areas following policies are applicable within the District's conservation areas (see also S8 11.50 Trees often make an important ‘Shop Front Design’). It is the intention that contribution to the character and the character of each area should be appearance of conservation areas. As a retained or, where appropriate, re- consequence, special provisions apply to established. The District Council has a trees in conservation areas (excepting Guidance Note on the appropriate design small trees and ones that are dead, dying of ‘Shop Fronts’, which is available from or dangerous). Anyone proposing to cut the District Council Offices, and can offer down, top or lop a tree in a conservation grant assistance towards the area is required to give the Council six reinstatement of traditional shop fronts in weeks notice. The purpose of this appropriate circumstances. requirement is to give the Council the opportunity to consider bringing the tree Shop Front Design in Conservation Areas under their control by making it the subject of a Tree Preservation Order. Penalties for 11.54 Shop fronts make an obvious and not observing this requirement are similar immediate impact upon the quality of the to those for contravening Tree environment and their design and detailing Preservation Orders (see also Policy G11 are of great importance. Within ‘Trees and Hedgerows’). conservation areas it is important that shop fronts are not considered in isolation. 11.51 Within the conservation area character In design terms they should respect the surveys important trees and tree groups upper floors of the buildings and the are indicated on the survey map. Some of neighbouring buildings. If the shop is not these trees are already the subject of Tree used for retailing but for professional or Preservation Orders (TPOs). other services, it should maintain a well designed shop front with an interesting Shop Fronts and Advertisements in window display. Conservation Areas 11.55 Wherever historic shop fronts of merit 11.52 The appearance of shop fronts and survive, they should be retained, 103
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
renovated and restored. Imaginative shop SCENE. PARTICULAR REGARD fronts should not be disregarded, and WILL BE PAID TO FASCIA have a particular place in modern LINES, STALL RISER HEIGHTS, shopping centres. Indeed replacement FRAMES AND GLAZING BAR shop fronts of strong traditional styles in PROFILES, MATERIALS AND contemporary buildings may look out of COLOUR IN CONSIDERING THE place. Modern shop fronts in ACCEPTABILITY OF contemporary buildings, if carefully PROPOSALS; AND designed, can be sympathetic to historic surroundings without resorting to direct (d) WINDOWS TO UPPER FLOORS copying of historic styles. Every effort SHOULD NOT BE ENLARGED should be made to secure dignified FOR DISPLAY PURPOSES. access to and inside shop fronts where possible. (See also Policy G9 ‘Access for Advertisements and Shop Signs in People with Disabilities’). Conservation Areas
POLICY HE12 11.56 Most of the commercial centres of the District's historic towns lie within their (1) PROPOSALS FOR NEW SHOP conservation areas, and the FRONTS OR ALTERATIONS OR advertisement of the services available is REPLACEMENTS TO EXISTING essential to their prosperity. However, it is ONES WITHIN A CONSERVATION important that this should not be at the AREA WILL BE EXPECTED TO expense of the town's unique historic MEET THE FOLLOWING CRITERIA: character. The District Council will therefore exercise the strictest control (a) WHERE AN EXISTING SHOP over advertisements and shop signs to FRONT IS OF HISTORIC OR ensure that the character and amenity of ARCHITECTURAL INTEREST IT the historic town centres are not adversely SHOULD BE RETAINED AND affected. Some of the District's REPAIRED IF NECESSARY, AND conservation areas also include small THE OPPORTUNITY TAKEN TO District shopping centres, which are REINSTATE ANY MISSING equally at risk from unsympathetic FEATURES; signage.
(b) WHERE EVIDENCE OF 11.57 Attention should be given to the ORIGINAL SHOP FRONT DETAIL design, size and location of signs so that EXISTS, FOR EXAMPLE IN they preserve or enhance the character TERRACES OR GROUPS OF and appearance of the conservation area. SIMILAR DESIGN, PROPOSALS Materials are also vitally important to good FOR NEW SHOP FRONTS WILL design (see also Policy G25 BE EXPECTED TO RECREATE ‘Advertisements and Signs’ and HE7 ‘Use THE ORIGINAL DESIGN; of Materials in Conservation Areas’).
(c) NEW SHOP FRONTS SHOULD 11.58 When assessing advertisement COMPLEMENT AND NOT proposals the District Council do not DOMINATE THEIR SETTING. TO consider that any existing advertisements THIS END THEY SHOULD being displayed in the locality create a RESPECT THE SCALE, precedent. It is not enough for applicants to PROPORTIONS, CHARACTER point to an example of an existing poor AND APPEARANCE OF THE quality sign to justify their own proposal as UPPER PART OF THE each application will be assessed on its STRUCTURE AND, WHERE individual merits. RELEVANT, ADJOINING BUILDINGS AND SHOP FRONTS AND THE OVERALL STREET 104
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
LETTERS ARE MOUNTED OVER POLICY HE13 CUT OUTS. ADVERTISEMENTS AND SHOP SIGNS WILL ONLY BE GRANTED CONSENT WHERE THEY DO NOT HARM THE CHARACTER AND VISUAL AMENITIES Security Shutters OF THE CONSERVATION AREA OR THE BUILDING TO WHICH THEY ARE 11.60 Solid security shutters have a deadening ATTACHED IN TERMS OF DESIGN, effect on the character of shopping streets MATERIALS, SCALE, DETAIL AND and a detrimental effect upon the METHODS OF ILLUMINATION. character and appearance of a conservation area. Where security is a Illumination of Signs in Conservation Areas problem the more appropriate method of safeguarding the contents of a shop is by 11.59 Advertisement consent is required for the use of laminated glass or similar almost all illuminated signs within security glazing and/or by installing conservation areas. Without careful internal shutters. Where a new shop front treatment, illuminated advertisements is installed, the District Council will expect seldom improve the appearance of the the provision of housings for internal area and can have a detrimental effect on security shutters to obviate the need for the building to which they are attached. external shutters. The exceptional See also Policy G25 ‘Advertisements and circumstances the policy envisages are Signs’. where there is no shop front in a conventional sense, such as with some fishmongers, greengrocers and jewellers. It is not physically possible to provide POLICY HE14 internal shutters. There may be no windows and doors within the fascia and (1) TOTALLY INTERNALLY jambs; with goods displayed on counters ILLUMINATED SIGNS AND within or there may be display windows INTERNALLY ILLUMINATED alongside a passage to the deeply PROJECTING BOX OR HANGING recessed shop door. In these cases, SIGNS WILL NOT BE PERMITTED consideration will be given to external WITHIN A CONSERVATION AREA. lattice grill type shutters or punched and glazed roller shutters, suitably coloured. (2) SUBJECT TO AN APPROPRIATE MEANS OF ILLUMINATION AND POLICY HE15 INTENSITY, ILLUMINATION OF SIGNS WITHIN A CONSERVATION WITHIN CONSERVATION AREAS THE AREA MAY BE ACCEPTABLE IF OF USE OF EXTERNAL SECURITY THE FOLLOWING TYPE: SHUTTERS WILL NOT BE PERMITTED, EXCEPT IN EXCEPTIONAL (a) INDIRECT ILLUMINATION OF CIRCUMSTANCES. HAND-PAINTED OR OTHER SUITABLE SIGNS; OR ANCIENT MONUMENTS AND ARCHAEOLOGY
(b) INDIVIDUALLY ILLUMINATED 11.65 As part of the historic environment an LETTERS MOUNTED ON A archaeological site has an intrinsic SUITABLE BACKGROUND; OR academic value. It is an essential component in the study of human (c) INTERNALLY ILLUMINATED behaviour and in the historical FASCIA SIGNS WHICH DO NOT development of the District. ALLOW LIGHT TO PENETRATE Archaeological sites are also important as EXCEPT WHERE LETTERS ARE landscape and townscape features and CUT OUT OR INDIVIDUAL sometimes as tourist attractions. Few 105
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
archaeological sites survive substantially Archaeology – Unscheduled Sites and above ground, an exception being the Monuments remains of St. John the Baptist's Hospital in High Wycombe, built around 1180 AD, 11.68 In addition to scheduled ancient which is a Scheduled Ancient Monument. monuments, the District also contains a In the countryside remains exist above number of other unscheduled ground in the form of earthworks, e.g. archaeological sites identified as being of Danesfield Camp. Most sites lie importance. The known sites are not underground and character can only be identified on the Proposals Map, since this determined by excavation. Beneath High may encourage individuals to trespass on Wycombe itself the remains of the present privately owned land, and invite town’s predecessors may exist dating as unwelcome attention. The list of such sites far back as late Saxon and even Roman is regularly reviewed by the County times. Council as new sites are discovered, and is referred to as the ‘County Sites and Scheduled Ancient Monuments Monuments Record’.
11.66 There are currently 53 (as of September 11.69 Where planning applications affect 2001) Scheduled Ancient Monuments unscheduled sites, specialist advice will within the District. A list of these is be obtained from the County Archaeology attached at Appendix 14. They are Service. The District Council will expect designated by the Secretary of State for applications to include information on the Culture, Media and Sport and are character and extent of archaeological protected under the terms of the Ancient remains within the site and what steps will Monuments and Archaeological Areas Act be taken to mitigate the effects of the 1979, as amended by the National proposals. Where a site is regarded as Heritage Act 1983. Scheduled Ancient being worthy of permanent protection, Monument consent for works directly planning permission will be refused if the affecting the structure of the monument proposal is likely to cause material harm must be obtained from the Secretary of to the feature of archaeological interest. State in addition to any planning Planning permission may be granted permission or other consent which may be subject to conditions that the feature of required. interest present will be preserved in situ or will be recorded to an adequate standard. Further advice and guidance is available in the Council’s Heritage Guidance Note: 11.67 Existing scheduled ancient monuments ‘Archaeology and Ancient Monuments’ are shown on the Proposals Map. Policy available from the Council Offices and HE18 will apply to any additional from the County Archaeological Service. scheduled ancient monuments notified to the District Council following the 11.70 Unscheduled sites of potential publication of this Local Plan. archaeological interest exist in the District, the sites or setting of which the District POLICY HE18 Council may wish to protect from harmful development. Where new development is PLANNING PERMISSION WILL NOT BE proposed the District Council will seek GRANTED FOR DEVELOPMENT WHICH expert advice on the type and extent of HAS AN ADVERSE EFFECT UPON THE archaeological interest and an SITE OR SETTING OF A SCHEDULED archaeological assessment may be ANCIENT MONUMENT. requested.
106
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
POLICY HE19 ornamental environments which now have significant historic interest. (1) PLANNING PERMISSION WILL NOT BE GRANTED FOR ANY 11.72 In the event of major proposals affecting PROPOSED DEVELOPMENT such a site, the District Council will require WHICH WOULD HARM a detailed assessment of their visual UNSCHEDULED impact and any long term implications ARCHAEOLOGICAL REMAINS OR they may have for the park or garden. The THEIR SETTING WHICH ARE District Council will encourage landowners CONSIDERED TO BE OF COUNTY, to prepare management plans and may REGIONAL OR NATIONAL require them to be submitted to IMPORTANCE AND WORTHY OF accompany significant planning PRESERVATION. applications. Nine such sites have been registered within the District (two of which (2) ON SOME SITES IT MAY BE are only ‘in part’ of the District) and a list POSSIBLE TO ACCOMMODATE of these is attached at Appendix 13. The THE PROPOSED DEVELOPMENT sites are identified on the Proposals Map. AND KEEP IMPORTANT REMAINS IN SITU. PLANNING PERMISSION 11.73 Policy HE20 will be applicable to any MAY BE GRANTED WHERE THE further parks and gardens of historic APPLICANT CAN DEMONSTRATE, interest identified in the District following TO THE SATISFACTION OF THE the publication of this Plan. The District COUNCIL, THAT THE IMPORTANT Council may apply this policy to parks and REMAINS WILL BE PHYSICALLY gardens not included in the Register PRESERVED IN SITU WITHOUT where the historic value of such a park or HARM TO THEM. DETAILS TO garden is considered to be of sufficient ENSURE THIS SHOULD BE merit, having taken appropriate specialist SUBMITTED TO THE COUNCIL AS advice. PART OF THE PLANNING POLICY HE20 APPLICATION. DEVELOPMENT LIKELY TO HAVE AN (3) IN CASES WHERE THE ADVERSE EFFECT UPON THE SPECIAL PRESERVATION OF HISTORIC INTEREST OR SETTING OF ARCHAEOLOGICAL REMAINS IN EXISTING PARKS AND GARDENS WILL SITU IS NOT MERITED, PLANNING NOT BE PERMITTED. PERMISSION MAY BE GRANTED SUBJECT TO PROVISION BEING
MADE FOR ARCHAEOLOGICAL EXCAVATION AND RECORDING TO
THE SATISFACTION OF THE COUNCIL.
PARKS AND GARDENS OF SPECIAL HISTORIC INTEREST
11.71 National Register of Parks and Gardens of Special Historic Interest in England has been compiled by English Heritage under the powers of The National Heritage Act 1983, to draw attention to such areas as an essential part of the national heritage. It is currently under review. Only parks and gardens of national importance are included. They are deliberately created
107
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013) HERITAGE
108
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
will also provide the necessary information 12. RECREATION & TOURISM to assist in securing sports lottery funding. It is expected that this study will be Introduction completed later in 2004. There is a need for policies which ensure that indoor and 12.01 The Strategic Plan for Wycombe District outdoor leisure and recreation are given a
'Wycombe 21' sets out, under the 'Leisure’ legitimate and equal voice alongside other aim, the need to improve the availability of competing land use interests. The Local high quality, accessible leisure Plan identifies the need for facilities and opportunities in the District. The full frames policies in such a way to support spectrum of indoor and outdoor leisure and protect existing facilities and direct opportunities from sport through to new facilities. The management and entertainment and events should be maintenance of recreational facilities and available in the District and all have an tourism marketing are important functions important role to play in enriching the lives for the District Council, but are not within of residents and encouraging tourism. the scope of the plan. The promotion of tourism plays an important role in the strategic aim of 12.03 The Local Plan embraces the principles of maintaining a dynamic and prosperous Local Agenda 21, which seek to ensure economy and meeting the need for local that current actions are not to the jobs as well as adding to the scope and detriment of the local environment in the quality of recreation and tourist long term, that there is efficient and wise opportunities in the district. In Wycombe use of resources and that the emphasis is District, as elsewhere in the country, the on sustainability. There is a need for a demand for both recreational and tourist balance between protecting the facilities is growing as a result of higher environment and development. In disposable incomes, greater personal addition, it is important that the provision mobility and more leisure time. and management of places for recreation and sport support the achievement of 12.02 A programme of leisure opportunities has national and local sustainability objectives. been developed through ‘Leisure 21’ a There is a need to reconcile plan for leisure. The aim of the plan is to environmental protection with economic identify issues and community needs; set equity and participation issues and the out short, medium and long term action needs of future generations. The plans; and to inform individual groups, contribution of tourism to the wider organisations and agencies of the District economy and the importance of Council’s objectives and action plans. This sustainable rural tourism should be has been further supplemented by the emphasised. production of the ‘Local Cultural Strategy’. The role of the Local Plan is to control and 12.04 The District Council’s Tourism Strategy guide the use and development of land, (1993) aims to promote the development thereby complementing the Leisure 21 of appropriate forms of tourism within the plan and the cultural strategy. It is District. The Chilterns Area of recognised however, that neither of these Outstanding Natural Beauty, the Green documents is site or area specific. In Belt, the historic landmarks, the attractive order to address this the Council, in line riverside town of Marlow and Bourne End with advice in Planning Policy Guidance village, and the River Thames itself are Note 17: Planning for Open Space, Sport the main tourist destinations in the District. and Recreation (PPG17, July 2002), is in Additionally many small Chiltern villages the process of undertaking a study to and the Chiltern Hills are popular places to assess the open space, sport and visit. A Visitor Accommodation Study recreational needs and opportunities in (1996) has assessed the level and type of the District. This study will inform the accommodation required in the District production of future strategies and action over the Local Plan period and identified a plans, the review of this Local Plan and 109
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
need to expand and improve the quality of and accommodation in the District to meet business and tourist requirements. (vii) Encourage tourism and meet the shortage of bed spaces. Policy Framework Playing Pitch Provision 12.05 Planning Policy Guidance Note 17: Planning for Open Space, Sport and 12.13 The District Council recognises the Recreation (PPG17, July 2002) and importance of maintaining its current level Planning Policy Guidance Note 21: of outdoor sport provision and would wish Tourism (PPG21, November 1992) to ensure that adequate and affordable provide a guiding framework to this provision is made in respect of new chapter. The Structure Plan emphasises development. Standards for outdoor sport the need to focus provision of new and children’s play space are broadly facilities for recreation and tourism on the assessed against the National Playing three main urban areas, in particular Fields Association (NPFA) standards (See recognising the key role town centres can Appendix 7) these are minimum play in relation to public transport routes standards. The District Council will also and existing facilities. take into account evidence of local demand, accessibility to all user groups 12.06 The District Council values the and the provision of ‘all weather’ surfaces contribution recreation and tourism can which have a greater capacity than make to the life and vitality of the area. traditional turfed pitches. Recreation and tourism development should not, however, be detrimental to the 12.14 A Playing Pitch Review for the District has environment which is itself the attraction, been undertaken, the results of which will nor detract from the environmental be taken into consideration when qualities of the urban areas. evaluating demand for and location of playing pitches and with a view to developing an approach to redress the identified deficiencies. The Study Chapter Objectives identified that there are sufficient facilities available to meet existing demand, and to 12.07 The District Council’s planning objectives meet likely future demand in most areas. for recreation and tourism are therefore to: The Study concluded, however, that the total stock of recreational land does fall (i) Improve the availability of high quality, marginally below the NPFA standards for accessible leisure and tourism the main team sport, football, and no opportunities; further playing fields should be lost. It should be noted, that whilst the study is (ii) Maximise the contribution to delivering useful in determining supply and demand Leisure 21 and the ‘Local Cultural for sports pitches, land used for sport Strategy’; often fulfils other non sporting needs (e.g. informal recreation, play and cultural (iii) Identify needs and deficiencies in activities etc). When applying the results sports and recreation facilities; of the study, it should be used in conjunction with the Council’s review of (iv) Protect and enhance open space ‘Public Open Space Needs and Provision provision and informal recreation; in Wycombe District’ (November 1996) which identifies more general areas of (v) Maximise the role of the town centres deficiency in access to publicly accessible for appropriate commercial leisure and open space (See also Appendix 7). The tourism; District Council will consult with the English Sports Council in this regard (See (vi) Secure provision on strategic sites; 110
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
also Policy L3 ‘Green Space’ and CF5 amenities of the countryside. All ‘Educational Land and Buildings’). Where development must be appropriate to a alternative sites are provided, in order to rural area and respect its visual amenity ensure that sports clubs who use the and openness. Where development is playing pitches are able to continue acceptable, careful attention should be playing, rather than be interrupted whilst paid to the design, landscaping and use of any alternative provision is developed, this materials, which should be appropriate to alternative provision must be made a rural setting. available, prior to the commencement of the development which involves the loss 12.26 In the informal use of the countryside for of existing playing fields. recreation, care must be taken to safeguard the beauty and peace of the POLICY RT3 countryside whilst recognising its recreational and tourism potential. (1) THE DISTRICT COUNCIL WILL Proposals will be supported which SEEK TO MAINTAIN ITS CURRENT encourage small-scale informal recreation LEVEL OF PLAYING PITCH facilities, such as those enhancing PROVISION. PROPOSALS cycleway and footpath networks (see also INVOLVING THE LOSS OF ANY Policies T5-T6) and appropriate signing, PLAYING PITCHES WILL NOT BE which will enable people to enjoy the GRANTED PLANNING PERMISSION countryside. Lighting proposals including UNLESS IT CAN BE CLEARLY floodlighting where required will be judged DEMONSTRATED THAT: against Policy G16 ‘Light Pollution’. Where noise is a consideration, Policy (a) THERE IS NO LONGER A G15 ‘Noise Pollution’ will also apply. CURRENT DEMAND FOR SUCH Landforming and/or landscaping works A FACILITY OR ANY REAL should enhance visual amenity and nature PROSPECT OF A DEMAND conservation interests. Whilst harm ARISING WITHIN A REALISTIC should not be caused by the extent and TIMESCALE OR; visual impact of such works, including the formation of playing surfaces, terracing or (b) AN ACCEPTABLE ALTERNATIVE mounding and the planting of trees, it MEANS OF MEETING ANY SUCH should be noted that there are positive DEMAND IS, OR WILL BECOME benefits to landscaping which should be AVAILABLE. ANY encouraged. ALTERNATIVE PROVISION MUST BE MADE AVAILABLE POLICY RT5 BEFORE THE COMMENCEMENT OF THE DEVELOPMENT WHICH (1) RECREATIONAL DEVELOPMENT INVOLVES THE LOSS OF THE IN THE COUNTRYSIDE, WHETHER PLAYING FIELDS. FOR LOCAL OR GENERAL USE, WILL BE ACCEPTABLE IN Recreational Uses in the Countryside PRINCIPLE, PROVIDED THAT THE RURAL CHARACTER, QUALITY 12.25 Planning Policy Guidance Note 7: The AND AMENITY OF THE Countryside and Rural Economy (PPG7, PARTICULAR AREA IS February 1997) draws attention to the RESPECTED AND increasing opportunities for people to enjoy the countryside for sport and THAT THE PROPOSED recreation, providing new uses of land and RECREATIONAL ACTIVITIES, BY as an important source of income and THEIR NATURE, EXTENT, employment. In line with Countryside, INTENSITY, FREQUENCY OR Landscape and Green Belt policies set out TIMING HAVE REGARD TO THE in this Plan, the District Council wishes to FOLLOWING CONSIDERATIONS: protect the rural character and visual 111
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
(a) NOISE LEVELS LIKELY TO BE of accommodation in the District, GENERATED BY THE particularly for three star leisure and PROPOSED ACTIVITIES; business accommodation, as well as budget hotels and rural based self- (b) THE IMPACT OF VEHICULAR catering accommodation. It is also OR OTHER TRAFFIC acknowledged that there is scope to MOVEMENTS TO, FROM AND improve and expand the current Bed and WITHIN THE DEVELOPMENT Breakfast stock in the District. It is SITE; estimated that an additional 210 bedrooms would be required to meet (c) ANY ADVERSE EFFECTS visitor accommodation requirements over CREATED BY THE ARTIFICIAL the Local Plan period. LIGHTING OF THE AREA; 12.28 Self-catering holidays are becoming (d) THE EXTENT AND VISUAL increasingly popular and the District IMPACT OF LANDFORMING Council would prefer to see this type of WORKS INCLUDING THE accommodation provided through FORMATION OF PLAYING appropriate conversion schemes rather SURFACES, TERRACING OR than in new buildings. This is in line with MOUNDING OR THE PLANTING the District Council’s policies to restrain OF TREES AND OTHER FORMS development to protect the character and OF LANDSCAPING; quality of the environment, particularly in the Chilterns Area of Outstanding Natural (e) EASE OF ACCESS BY ALL Beauty and the Green Belt. Purpose built FORMS OF MOVEMENT, self-catering accommodation has a similar INCLUDING WALKING AND impact on the environment as new CYCLING AND THE EXISTENCE building for permanent homes and the OR CREATION OF PUBLIC District Council considers it appropriate RIGHTS OF WAY; that it should be considered in relation to the same policies. (f) THE EXTENT AND VISUAL IMPACT OF THE SITING AND LAYOUT OF PARKING. Bed & Breakfast/Serviced Accommodation (2) RECREATIONAL DEVELOPMENT SHOULD, AS FAR AS POSSIBLE, 12.32 The protection of the residential character USE (OR SUITABLY CONVERT FOR and amenity of an area will be an USE) ANY EXISTING BUILDINGS important consideration in guest house, AND ENSURE THAT NEW bed and breakfast and other types of BUILDING IS LOCALLY small scale serviced accommodation UNOBTRUSIVE AND WOULD proposals. Competition for trade can SERVE TO MAINTAIN THE OPEN result in a large number of CHARACTER OF THE RURAL advertisements, and the provision of SURROUNDINGS AS REGARDS parking within front gardens can involve OVERALL EXTENT, HEIGHT, demolition of garden walls and the EXTERNAL APPEARANCE AND elimination of vegetation which can detract USE OF FACING AND ROOFING from the appearance of an area. Noise MATERIALS. generated by such accommodation, can be considerable and can result not only Visitor Accommodation from activities within the premises but from the additional people and vehicle- 12.27 The Visitor Accommodation Study (1996) related activity. This will be taken into identified, from a commercial perspective, account when determining applications. scope to expand and improve the quality 12.33 Where ‘bed and breakfast' facilities are 112
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
offered by a householder it can be difficult 12.34 Where new serviced accommodation or to determine where the line is drawn an extension to an existing hotel or guest between the occupation of a house as a house is proposed within the urban area it family dwelling or its use as a guest will be acceptable in principle so long as house/hotel, thus possibly bringing in the scale of the development is more stringent requirements for fire appropriate to the location – thus precautions, food hygiene and other development in residential areas should controls. The District Council does not be of a domestic scale in both the size wish to discourage “bed and breakfast” and design of buildings and in the plot accommodation but is mindful of its size. Any proposals for additional hotel or responsibilities both to protect the guest house accommodation, including amenities of neighbouring properties from accommodation at public houses, should the uncontrolled introduction of a include adequate parking provision and commercial use in a residential area and should not result in a diminution of the to ensure that adequate fire precautions amenities of adjoining occupiers. are taken. Adequate off-street car parking for visitors as well as the resident 12.35 Within the Green Belt, serviced household must be provided, but the accommodation is not one of the accepted overall appearance must remain that of a Green Belt uses, therefore any extensions single family dwelling – eg, with no large should not normally be permitted. areas of hard surface car parking However, in acknowledging the dominating the garden. In determining importance of tourism in the local planning applications for bed and economy, small-scale extensions to breakfast use particular attention will be existing premises may be acceptable, paid to protecting the amenities of the subject to the individual proposals specific adjoining area. impact on the Green Belt. In the case of proposals in the Chilterns Area of POLICY RT7 Outstanding Natural Beauty, there will similarly be the need for careful control to (1) PROPOSALS BY HOUSEHOLDERS ensure the retention of the intrinsic TO USE THEIR DWELLING TO landscape quality of the AONB. Small PROVIDE BED AND BREAKFAST extensions to hotel and guest houses in FACILITIES WILL BE CONSIDERED areas of Green Belt or AONB will be AGAINST THE FOLLOWING subject to all other relevant policies in the CRITERIA:- Local Plan including Policy GB2 ‘Development in the Green Belt’, Policy L1 (a) ONE OFF-STREET CAR ‘Chilterns Area of Outstanding Natural PARKING SPACE PER “BED Beauty’ and Policy H17 ‘Extensions and AND BREAKFAST” BEDROOM Other Developments within Residential PLUS ONE SPACE FOR THE Curtilages’. HOUSEHOLDER MUST BE PROVIDED; AND POLICY RT8
(b) THERE SHOULD BE NO (1) WITHIN AREAS NOT SUBJECT TO DETRIMENTAL EFFECT ON THE GREEN BELT OR AONB POLICIES APPEARANCE OR EXTENSIONS TO EXISTING RESIDENTIAL AMENITIES OF HOTELS, GUEST HOUSES AND THE ADJOINING AREA. PUBS OFFERING ACCOMMODATION WILL BE (2) CONSENT WILL NOT BE GIVEN PERMITTED WHERE:- FOR ADVERTISEMENTS TO BE DISPLAYED WHICH HARM (a) THE SCALE AND DESIGN OF AMENITY OR ARE A DANGER TO THE EXTENSION WOULD NOT TRAFFIC. BE OUT OF CHARACTER WITH THE EXISTING BUILDING OR 113
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
THE SURROUNDING vegetation, is available throughout the DEVELOPMENT; year. Any additional planting that may be required should be carried out in the first (b) ADEQUATE CAR PARKING planting season following the SPACES ARE AVAILABLE; commencement of any part of the development. Particular regard will be (c) THERE IS NO SIGNIFICANT paid to the traffic implications of any DETRIMENTAL EFFECT ON proposals, for example, where caravans ADJACENT OR NEARBY may be drawn onto narrow roads. The PROPERTIES; AND visual impact of the use of the land for camping or caravanning will also be (d) THE PROPOSAL WOULD NOT carefully considered. Any buildings on the RESULT IN AN UNDUE site providing visitor facilities must be of a INCREASE IN TRAFFIC ON high standard of design and specification, RURAL ROADS. not used for any other purpose, and of a scale appropriate to a location in the (2) IN RESIDENTIAL AREAS THE countryside. Camping and Caravanning DESIGN OF THE EXTENSION does not include the more permanent SHOULD BE SUCH THAT THE ‘mobile homes’. These are addressed via BUILDING, IF NECESSARY, COULD Policy H24 in the Housing Chapter BE RETURNED TO SOME FORM OF (Chapter 3) of this Local Plan. RESIDENTIAL USE. 12.37 Within the Chilterns Area of Outstanding (3) WITHIN AREAS SUBJECT TO Natural Beauty (AONB) and other areas of GREEN BELT OR AONB POLICIES, attractive landscape the District Council EXTENSIONS TO HOTELS AND recognises that with imagination and care, GUEST HOUSES WILL NOT BE it may be possible to design and locate PERMITTED WHERE THE small new sites for touring caravans and PROPOSAL WOULD RESULT IN A tents which are discreet and which respect SIGNIFICANT INCREASE IN THE the landscape. The use of existing GROSS FLOORSPACE, WHERE landscape features and natural vegetation THE STYLE OR PROPORTION OF can do much to help screen smaller sites. THE EXISTING BUILDING WOULD Larger sites are, however, unlikely to be BE ALTERED SIGNIFICANTLY OR acceptable in the AONB and other areas WHERE THE DEVELOPMENT of attractive landscape in view of their WOULD CONSTITUTE A impact on the countryside. The need to SIGNIFICANT INTRUSION INTO ensure that any additional sites would not THE VISUAL AMENITIES OF THE damage the environment will be most SURROUNDING AREA. important when considering applications in or near the AONB (see also Policy L1 Camping and Caravanning ‘Chilterns Area of Outstanding Natural Beauty’). 12.36 The District Council recognises the important role that tourism can play in the rural economy and seeks to encourage small-scale accommodation for visitors in POLICY RT9 appropriate locations (see Policy C11 ‘The Rural Economy’). Policy RT9 allows the (1) IN DETERMINING PLANNING establishment of camping and APPLICATIONS FOR CAMPING OR caravanning in locations which would not TOURING CARAVAN SITES THE have a detrimental effect on the landscape PRESERVATION OF THE QUALITY and their use will normally be restricted to OF THE LANDSCAPE WILL BE the summer months unless the District PARAMOUNT. Council is satisfied that adequate and appropriate screening, normally of natural (2) PERMISSION MAY BE GIVEN 114
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
WHERE THE PROPOSAL IS NOT REDUNDANT BUILDINGS. VISUALLY INTRUSIVE, AND ROADS TO THE SITE HAVE Mooring and Boating Facilities on the River ADEQUATE WIDTH AND TRAFFIC Thames CAPACITY. 12.39 This policy aims to protect and improve (3) WITHIN THE AREA OF the quality of the riverside environment. OUTSTANDING NATURAL BEAUTY Boat traffic has markedly reduced in OR AREAS OF ATTRACTIVE recent years and therefore congestion no LANDSCAPE, PERMISSION WILL longer remains the issue it once was. ONLY BE GIVEN FOR CAMPING OR However, there is a need to leave banks TOURING CARAVAN SITES free for such activities as fishing and WHERE THESE ARE SMALL rambling, and to reduce conflicts between SCALE. THE PROTECTION OF THE river users. Consultation with the QUALITY OF THE LANDSCAPE Environment Agency will be sought in AND THE BUILT ENVIRONMENT respect of any proposal for new boat hire WILL BE OF OVERRIDING bases or extensions to existing bases. IMPORTANCE AND MAY RESULT IN PERMISSION BEING REFUSED. 12.40 A limited amount of visitor moorings will be permitted, where a clear demand has (4) ANY CAMPING OR CARAVAN been highlighted. There is a need to SITES THAT ARE PERMITTED WILL ensure that their provision is not BE SUBJECT TO A CONDITION detrimental to the river environment, REQUIRING THAT ADEQUATE AND including effects on wildlife and visual APPROPRIATE SCREENING IS impact. There is a need to ensure that the EITHER RETAINED OR PROVIDED. needs of river bank users are balanced. WHERE SCREENING IS ONLY Policy RT11 draws on the National River EFFECTIVE IN THE SUMMER Authority (now the Environment Agency) MONTHS, THE USE OF THE SITE Report ‘A Recreational Strategy for the WILL BE SIMILARLY RESTRICTED. River Thames’ (1995) which provides useful background information when (5) PROPOSALS SHOULD ACCORD considering proposals for recreational WITH ALL OTHER RELEVANT development (See also Policy RT13). In POLICIES IN THE PLAN. matters concerning the River Thames within the District, regard will be had to Policy L5 ‘River Environments’.
Storage of Caravans POLICY RT11
12.38 The District Council may permit touring (1) NO NEW PERMANENT MOORINGS caravan storage on those parts of caravan WILL BE PERMITTED APART sites which are adequately screened FROM OFF-RIVER MOORINGS throughout the year or in redundant SPECIFICALLY PROVIDED TO buildings, subject to there being no other ACCOMMODATE CRAFT planning or highway objections. PRESENTLY MOORED PERMANENTLY IN THE MAIN POLICY RT10 RIVER CHANNEL.
PLANNING PERMISSION FOR (2) THE ONLY EXCEPTION TO THIS TOURING CARAVAN STORAGE WILL POLICY IS LIKELY TO BE WHERE BE PERMITTED ON THOSE PARTS OF NEW BOAT HIRE BASES OR CARAVAN SITES WHICH ARE EXTENSIONS TO EXISTING BASES ADEQUATELY SCREENED ARE PROPOSED, WHICH WOULD THROUGHOUT THE YEAR OR IN NOT RESULT IN AN UNDUE INCREASE IN RIVER TRAFFIC 115
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
GENERATION; BUT SUCH anglers. There is a need to prevent DEVELOPMENT WILL ALSO BE conflict between those who seek to SUBJECT TO CONDITIONS develop the recreational potential of the CONTROLLING THE SCALE SO AS rivers and nearby resident concerns about TO PROTECT AND ENHANCE THE noise or invasion of privacy. Reference RIVER ENVIRONMENT. should be made to the document ‘A Recreational Strategy for the River (3) EXISTING RIVERSIDE FACILITIES Thames’ (1995) which outlines the AND SERVICES FOR BOATERS importance of the river for recreation, WILL BE PROTECTED. recognising it as an important and ADDITIONAL FACILITIES AND strategic resource for watersport. See also SERVICES, OR EXTENSIONS TO Policy L5 ‘River Environments’. EXISTING CENTRES WHICH WOULD RESULT IN INCREASED POLICY RT13 CONGESTION OR CONFLICT ON THE RIVER WILL NOT BE (1) THE DISTRICT COUNCIL WILL PERMITTED. PERMIT RECREATIONAL DEVELOPMENT OF THE RIVERSIDE WHERE IT DOES NOT DETRACT FROM THE CHARACTER Recreation and the River Thames and its OF THE SETTING AND ITS Tributaries WILDLIFE VALUE, AND RESPECTS RESIDENTIAL AMENITY. 12.42 The River Thames and its tributaries is an important recreational feature and will be (2) WHERE APPROPRIATE THE protected from the adverse effects of DISTRICT COUNCIL WILL SEEK TO development. Improvement in access to ENSURE THAT DEVELOPMENT the use of the River Thames and its PROPOSALS: tributaries will be encouraged. With regard to the River Thames, where the footpath is (a) PROVIDE FOR AND ENHANCE currently not adjacent to the river, all FACILITIES FOR ENJOYMENT opportunities for improving its access and BY THE PUBLIC OF THE RIVER location will be pursued. The District THAMES SUCH AS VISITOR Council will not allow any development, AND/OR TOILET FACILITIES; which could result in the path being AND moved away from the river. The provision of visitor facilities including refreshments (b) TAKE EVERY OPPORTUNITY and other services eg. camping, bed and TO INCREASE PUBLIC ACCESS breakfast and self-catering facilities, will TO THE RIVER AND be encouraged in appropriate areas and RIVERBANKS. where there is existing riverside development eg. lock sites, pubs, riverside The Thames Path National Trail villages, redundant riverside property and farm buildings. Where new development 12.44 In September 1989, the Countryside is considered the District Council will seek Commission’s proposals to create a long provision wherever possible, possibly distance route beside the River Thames secured through a Section 106 from its source at Kemble in Agreement, for appropriate visitor/toilet Gloucestershire to the Thames Barrier facilities to benefit the needs of recreation near Greenwich were accepted by the users. Secretary of State. The work proposed improving existing rights of way, creating 12.43 The River Thames and its tributaries necessary new links and sign posting provides a variety of opportunities for publicising the path. This Local Plan recreation and leisure use. River paths supports the aim of improving new links are well used by walkers, cyclists and and access to the Trail. There will be a 116
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
strong presumption against riverside (4) WHERE NEW RIVERSIDE development that would remove, narrow STRETCHES OF THE THAMES or materially impair existing access to the PATH NATIONAL TRAIL ARE riverside. Existing links between access CREATED THROUGH routes and the Thames Path National Trail REDEVELOPMENT, THE will be maintained to a high standard and FOLLOWING WILL APPLY: where opportunities arise new links will be created including the development of (a) THE MINIMUM WIDTH OF THE circular walks. Where opportunities arise PATH WILL BE 4 METRES along the length of the path, adequate WITHIN A 6 METRE WIDE signage, where appropriate, and high BAND; quality kerbside ramps and other facilities which make access easier for people with (b) ACCESS FOR PEOPLE WITH disabilities and people with prams and DISABILITIES SHOULD BE pushchairs will be encouraged. The route FULLY CONSIDERED IN THE was formally opened in 1996 and was DESIGN OF ALL NEW designated a National Trail by the STRETCHES; AND Countryside Commission. The route within the District is identified on the (c) WHERE PROPOSALS ARE Proposals Map (see also Policy T1 BEING DEVELOPED FOR ‘Accessible Development and CYCLISTS ALONGSIDE THE Sustainability’). RIVER, SEPARATE PROVISION AWAY FROM THE APPROVED POLICY RT14 LINE OF THE NATIONAL TRAIL SHOULD BE ENCOURAGED, (1) THE DISTRICT COUNCIL SUBJECT TO PRACTICABILITY SUPPORTS THE DESIGNATED AND SAFETY THAMES PATH NATIONAL TRAIL CONSIDERATIONS. AS DEFINED ON THE PROPOSALS MAP AND WILL SEEK TO The Ridgeway Path PROTECT THE ROUTE AND ITS ACCESS LINKS WHEN 12.45 The Ridgeway Path is an 85 mile long CONSIDERING ANY PROPOSAL National Trail which runs from Avebury in FOR DEVELOPMENT THAT MIGHT Wiltshire to Ivinghoe in Buckinghamshire AFFECT IT. and follows the escarpment of the Chilterns within Wycombe District. The (2) RIVERSIDE DEVELOPMENT THAT Policy for the Ridgeway National Trail is WOULD REMOVE, NARROW OR more general than that of the Thames MATERIALLY IMPAIR EXISTING Path National Trail, as the Ridgeway ACCESS TO THE RIVERSIDE WILL primarily runs through those parts of the NOT BE PERMITTED. District where new development is more strongly resisted. The route within the (3) NEW RIVERSIDE DEVELOPMENT, District is within the AONB and is ON THE DESIGNATED LINE OF identified on the Proposals Map. The THE THAMES PATH NATIONAL Ridgeway Path is an important TRAIL, WILL BE REQUIRED TO recreational route and the District Council PROVIDE A CONTINUOUS, HIGH will seek to retain and protect existing QUALITY PUBLIC RIGHT OF WAY public rights of way and their visual ADJACENT TO THE RIVER WITH corridor, and where appropriate support LINKS TO THE SURROUNDING proposals to improve it (see also Policy T1 RIGHTS OF WAY NETWORK. ALL ‘Accessible Development and OPPORTUNITIES SHOULD BE Sustainability’ and Policy L1 ‘Chilterns TAKEN TO LOCATE THE TRAIL Area of Outstanding Natural Beauty’). ADJACENT TO THE RIVER.
117
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
POLICY RT15 acceptable when the proposal preserves and enhances the scenic beauty and (1) THE DISTRICT COUNCIL wildlife interest and enjoyment for all users SUPPORTS THE DESIGNATED of the countryside. In the Parks and RIDGEWAY PATH AS DEFINED ON Gardens of Special Historic Interest (see THE PROPOSALS MAP AND WILL Policy HE20), golf development will need SEEK TO PROTECT THE ROUTE to be carefully reconciled with the special AND ITS VISUAL CORRIDOR WHEN landscape quality of these areas. CONSIDERING ANY PROPOSALS FOR DEVELOPMENT WHICH 12.47 In considering landscape impact, the MIGHT AFFECT IT. District Council will have particular regard to both long and short-range views of the (2) PERMISSION WILL NOT BE site. Earth modelling should be very GRANTED FOR PROPOSALS THAT limited and removal of all or parts of WOULD: hedgerows or tree belts should be avoided. The suburban quality of mown (a) REMOVE OR MATERIALLY greens and fairways and the strong linear IMPAIR ACCESS TO THE pattern of course layouts, and other RIDGEWAY; features such as bunkers and ponds, may provide an uncomfortable manicured (b) DETRACT FROM THE SAFETY appearance, particularly in the AONB. CONVENIENCE AND Careful design can reduce this problem. ENJOYMENT OF ITS USE; Sufficient land dedicated to “rough” and AND/OR respect for the pattern of the landscape in the vicinity will soften the overall impact. (c) DETRACT FROM THE Car parking areas should be well CHARACTER AND screened and informally laid out. APPEARANCE OF ITS SETTING. 12.48 The District Council will resist proposals (3) WHERE APPROPRIATE, ACCESS for golfing developments that would FOR PEOPLE WITH DISABILITIES adversely affect or threaten wildlife or SHOULD BE CAREFULLY natural habitats. The opportunities for CONSIDERED IN ANY enhancing and creating new habitats in DEVELOPMENT PROPOSALS golf courses should not be overlooked. AFFECTING THE RIDGEWAY AND Landscaping proposals should include WHERE APPROPRIATE THE details of how the site will be managed to DISTRICT COUNCIL WILL SEEK TO optimise its ecological value. ENSURE THAT DEVELOPMENT Unnecessary water abstraction in the PROVIDES FOR AND ENHANCES Chilterns, which would reduce the water FACILITIES FOR ENJOYMENT BY flow in rivers and streams, will be THE PUBLIC SUCH AS THE unacceptable. (See Policies G19 and INSTALLATION OF DRINKING G23). WATER SUPPLIES. 12.49 Golf development should not adversely Golf Courses and Driving Ranges affect the amenities of any nearby residential properties. In particular Policy 12.46 The area is well served by golfing T1 ‘Accessible Development and facilities. Opportunities for further golf Sustainability’ will also apply, regarding development are very limited due to the highway considerations. In the scenic qualities of the District, much of countryside conversion of existing which is designated as AONB. Demand buildings for club house and changing for golf development does not over-ride room facilities will often be more policies for landscape and countryside appropriate than the provision of new protection and will therefore only be buildings. Where there is no alternative but to provide a new building, this should 118
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
be carefully sited preferably close to ACCORDANCE WITH POLICY existing built up areas and designed so as T1); AND to minimise any adverse impact upon the landscape quality of the area. Proposals (d) THERE IS NO SIGNIFICANT requiring new buildings may not always be ADVERSE EFFECT UPON THE acceptable, particularly in the Green Belt. AMENITIES OF NEARBY See also Policy GB2 ‘Development in the RESIDENTS. Green Belt’. Buildings not essential to golf use will not be permitted. In urban areas (2) IN THE COUNTRYSIDE new buildings will be considered in PROPOSALS SHOULD USE respect of the General Development EXISTING BUILDINGS FOR CLUB Policies in Chapter 2. ROOMS AND ESSENTIAL FACILITIES WHERE THESE ARE 12.50 Course and range layouts should respect SUITABLE FOR CONVERSION, existing public rights of way by not HAVING REGARD TO POLICIES crossing or adjoining tees, as this can GB2, C10 AND L1 OF THIS LOCAL cause inconvenience and danger to PLAN. BUILDINGS NOT walkers. ESSENTIAL FOR GOLF USE WILL NOT BE PERMITTED. 12.51 Proposals for flood lighting golf ranges will not be acceptable in the AONB, or other (3) PROPOSALS SHOULD ACCORD scenic areas. Where acceptable, flood WITH ALL RELEVANT POLICIES IN lighting should be directed, shielded and THE PLAN PARTICULARLY of an appropriate intensity to minimise the POLICY T1 ‘ACCESSIBILITY’ AND impact upon the environment or the POLICIES G19 AND G22 ‘WATER amenities of the nearby residents. (See RESOURCES’ AND ‘SURFACE AND also Policy L1 ‘The Chilterns Area of GROUNDWATER PROTECTION’. Outstanding Natural Beauty’). (4) PLANNING APPLICATIONS FOR POLICY RT16 GOLF DEVELOPMENTS MUST BE ACCOMPANIED BY FULL (1) PLANNING PERMISSION FOR LAYOUTS AND LANDSCAPING GOLF COURSE AND DRIVING DETAILS. AN ECOLOGICAL RANGE WILL NOT BE PERMITTED ASSESSMENT TO SHOW HOW UNLESS: EXISTING HABITATS AND WATER RESOURCES WILL BE (a) THERE IS NO ADVERSE PROTECTED WILL BE REQUIRED. IMPACT UPON THE LANDSCAPE QUALITY OF THE Horse Related Facilities AREA OR THE ENJOYMENT OF THE LANDSCAPE QUALITY BY 12.52 The keeping and riding of horses for THE GENERAL PUBLIC; recreational purposes is a popular pastime and is continuing to grow. The majority of (b) THERE IS NO ADVERSE planning applications received by the EFFECT ON THE WILDLIFE District Council are for small scale private INTEREST OF THE SITE OR horse related facilities such as stabling, SURROUNDINGS; field shelters, hay stores, tack rooms and all-weather exercise areas. To be (c) THE COURSE/RANGE LAYOUT acceptable such facilities must be sited PRESERVES OR ENHANCES and designed to blend in with their THE SAFETY, CONVENIENCE surroundings and be unobtrusive in the AND ENJOYMENT OF USERS landscape or townscape. They should be OF ANY EXISTING PUBLIC erected adjacent to existing buildings as RIGHTS OF WAY WITHIN OR far as possible. Whilst stabling must be ADJACENT TO THE SITE, (IN well designed, easily maintained and large 119
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
enough to ensure the safety and comfort landscape quality of the area. As a guide of the horse or pony, large buildings which the District Council will seek a minimum of would be intrusive into the surroundings not less than 1 acre of open land per will not normally be permitted. Policy H17 animal in commercial developments and gives further planning guidance on larger private facilities. Equestrian ancillary buildings in the curtilage of facilities should be located near to the dwellings which, where applicable, should local Bridleway network to avoid the also be taken into account along with exercising of horses on grazing land which policies on residential character. Large would constitute a change of use, and scale private concerns may have as great riding on roads which may be hazardous. an impact upon the appearance and amenities of an area as commercial 12.55 In accordance with Planning Policy equestrian developments and will Guidance Note 2: Green Belts (PPG 2, therefore be judged accordingly. January 1995) new buildings, not essential for horse related activities will 12.53 Commercial equestrian facilities such as not be permitted in the Green Belt. riding schools and livery stables are Essential facilities should be genuinely equally popular in the countryside and required for uses of land which preserve urban fringe. The effect of these the openness of the Green Belt. developments on the character and appearance of the landscape and 12.56 Where horse related developments are amenities of the surrounding area will be proposed in the countryside, they should carefully considered. Buildings (such as be located close to an existing dwelling, or indoor riding schools), hard surfaced farm complex so that the demand for a yards, car parking areas and all-weather new dwelling for security reasons does not exercise areas should not adversely affect arise. Additional dwellings proposed in the scenic quality or visual amenities of connection with the horse related the landscape. In particular, all-weather development will not normally be exercise areas (which require a level permitted. surface) should not result in excessive excavation works, or excessive ground POLICY RT17 remodelling. The District Council may impose a condition in relation to the (1) PLANNING PERMISSION FOR surface preparations used to ensure that HORSE RELATED FACILITIES WILL they are of a type and colour that will not ONLY BE GIVEN WHEN:- be intrusive into the landscape from long or short range views. (a) THERE IS NO ADVERSE EFFECT UPON THE CHARACTER OR APPEARANCE OF THE LANDSCAPE OR 12.54 The intensity of the use of commercial and ENJOYMENT OF THE private developments will also be taken COUNTRYSIDE; into account in terms of increased traffic on surrounding roads, the increased use (b) THERE IS NO ADVERSE of bridleways, and possible conflict with EFFECT ON THE WILDLIFE other highway and bridleway users. INTEREST OF THE AREA; Planning obligations may be sought, where bridleways would be intensively (c) THERE IS ADEQUATE AND used as a result of a proposed ADJACENT ACCESS TO development, to improve the local EXISTING OFF-SITE bridleway network, or create additional BRIDLEWAYS (OR SUITABLE routes. The District Council will also have BYWAYS OPEN TO ALL regard to the amount and level of grazing TRAFFIC) LEADING TO AND provided, as over grazing of paddocks can FROM THE SITE IN THE CASE have a detrimental effect upon the OF ALL EQUESTRIAN 120
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
FACILITIES WHICH INVOLVE POLICY RT18 RIDING OUT INTO THE COUNTRYSIDE; AND PLANNING PERMISSION WILL NOT BE GRANTED FOR THE (d) THERE IS NO ADVERSE REDEVELOPMENT OF PART OR ALL EFFECT UPON THE AMENITIES OF ANY ALLOTMENTS SITE UNLESS OF NEARBY RESIDENTS. AN EQUIVALENT OR BETTER REPLACEMENT SITE IS AVAILABLE (2) PROPOSALS SHOULD ACCORD OR IT CAN BE DEMONSTRATED THAT WITH POLICIES L1 AND GB2. A REDUCED AREA OF ALLOTMENTS BUILDINGS NOT ESSENTIAL FOR WOULD BE SUITABLE TO MEET HORSE RELATED DEVELOPMENT PROJECTED LOCAL DEMAND WILL NOT BE PERMITTED IN THE INCLUDING ANY DEMAND ARISING GREEN BELT. FROM INCREASED RESIDENTIAL (3) NEW DWELLINGS PROPOSED IN POPULATION, MAKING DUE CONNECTION WITH HORSE ALLOWANCE FOR ADDITIONAL RELATED DEVELOPMENT IN THE FACILITES SECURED UNDER POLICY COUNTRYSIDE WILL NOT BE RT2. PERMITTED.
(4) PROPOSALS SHOULD ACCORD Little Marlow Gravel Pits WITH ALL OTHER RELEVANT POLICIES IN THIS PLAN. 12.58 The Little Marlow Gravel Pits Area, as Allotments identified on the Proposals Map, lies between the A4155 Bourne End to Marlow 12.57 There are several statutory and non- Road and the River Thames. It includes statutory allotment sites within the District. Little Marlow village, several gravel pits Allotments form a valuable informal (both active and disused) and a disused recreational resource and the District sewage works. The operational Little Council will therefore oppose their loss. Marlow Sewage Works is excluded from Allotments are designated as green space the Little Marlow Gravel Pits identified where they occur in the District’s urban area as it is designated as a major area, see Policy L3. Very occasionally the developed site in the Green Belt, to which situation arises where allotments are Policy GB9 applies. unused or under-used and an alternative 12.59 The area is subject to the generally use might be appropriate. The District restrictive policies applicable in the Green Council will continue to monitor the Belt (see Policy GB2). There are a situation in order to identify any significant number of derelict buildings including a and permanent changes in demand which disused sewage works and it is may occur; short term down turns in recognised that due to the site’s history as demand will not be accepted as a landfill site, potential may exist to justification for the loss of allotment land. improve the area. A number of The District Council will also take into recreational uses already exist within the account the letting arrangements which area, including water-skiing, fishing, the may be the cause of an apparent under- Marlow Rugby Club and informal use of use. Where a suitable replacement site is the towpath along the River Thames. available or it can be demonstrated that There are also nature conservation the reduced area of allotments would still interests in the area. The potential may be sufficient to meet local demand, exist for additional comprehensively planning permission may be given for planned outdoor recreation and tourism development of that site, or part of that uses and ultimately the development of a site, for an alternative use. Country Park. Supplementary Planning 121
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
Guidance was produced in March 2002 of the area. setting out the requirements and expectations for the future development of POLICY RT19 the area. (1) THE LITTLE MARLOW GRAVEL 12.60 Any development must take into account PITS AREA, AS DEFINED ON THE the open nature of the site and the long PROPOSALS MAP, IS ALLOCATED distance views of the site from the AONB, FOR OUTDOOR RECREATION from Winter Hill, and vantage points from CONSISTENT WITH ITS GREEN footpaths across the river. Development BELT DESIGNATION AND ITS must also respect and enhance the setting LOCATION ADJACENT TO THE and amenities of both the Little Marlow AONB AND AN AREA OF Conservation Area, which adjoins the site, ATTRACTIVE LANDSCAPE. and the Abbotsbrook Conservation area, which lies to the east. The setting and (2) IT IS RECOGNISED THAT SOME amenities of the River Thames must also PARTS OF THIS AREA ARE IN be preserved and policies for the NEED OF ENVIRONMENTAL landscape and river protection will apply. IMPROVEMENT AND IN ORDER TO As a Site of Importance for Nature SECURE ENVIRONMENTAL Conservation, Little Marlow Gravel Pits is IMPROVEMENTS AND PURSUE THE of primary importance for birds in LONG TERM OBJECTIVE OF Buckinghamshire, and this aspect should ESTABLISHING A COUNTRY PARK, be maintained, and where possible DEVELOPMENT SHOULD NOT enhanced. A site of some 25 Ha to the FRUSTRATE THESE OBJECTIVES west of Little Marlow was identified as a AND WHERE POSSIBLE SHOULD Preferred Area for mineral extraction in ACTIVELY CONTRIBUTE TOWARDS the Buckinghamshire Replacement ESTABLISHING A COUNTRY PARK. Minerals Local Plan and planning permission has now been granted for this (3) IN ORDER TO HARMONISE development. Outdoor recreation uses LANDSCAPE, ACCESS, should therefore not prejudice the future RECREATION AND NATURE extraction of minerals from the site. CONSERVATION INTERESTS, THE AREA SHOULD BE DEVELOPED 12.61 Development proposals must also take COMPREHENSIVELY OR IN A particular regard of the ground conditions MANNER WHICH DOES NOT and its stability due to mineral extraction PREJUDICE ITS COMPREHENSIVE and landfill activities in the area. TREATMENT. Proposals for development may need to be accompanied by reports to show the (4) PLANNING PERMISSION WILL NOT suitability of the land for the purpose BE GRANTED IF DEVELOPMENT intended and to assess and/or manage WILL HAVE AN ADVERSE EFFECT the presence of migrating landfill gas. UPON THE AMENITIES OR SETTING OF THE LITTLE MARLOW 12.62 The area also incorporates the former CONSERVATION AREA, Marlow Sewage Works site. The District ABBOTSBROOK CONSERVATION Council will support hotel and associated AREA, THE RIVER THAMES, OR leisure provision on this site in line with HARM VIEWS OF THE SITE. THE Policy RT6. Development may also AMENITIES OF RESIDENTS WITHIN provide the opportunity to create new THIS AREA OR NEARBY SHOULD means of access to the site and links to NOT BE ADVERSELY AFFECTED. the wider highway network. Development may also provide the opportunity for the (5) MAINTENANCE OF THE EXISTING, addition of a new rail halt which could AND OPPORTUNITIES FOR improve overall accessibility both for the ENHANCING THE CONSIDERABLE formal and informal recreational potential WILDLIFE INTEREST AND 122
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
RECREATION ACTIVITIES SHOULD FORM AN INTEGRAL PART OF ANY DEVELOPMENT OF THE SITE.
(6) ANY DEVELOPMENT MUST PROVIDE FOR SAFE, CONVENIENT AND DIRECT ACCESS TO MARLOW FOR PEDESTRIANS AND CYCLISTS (SEE POLICIES T4 AND T5 – T6).
123
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
RECREATION & TOURISM
124
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
COMMUNITY FACILITIES
communities providing for a healthy mix of 13. COMMUNITY FACILITIES people and activities. The Local Plan is a Introduction positive mechanism for encouraging new community provision, but will not by itself bring about those services. Provision for 13.01 The District Council wishes to sustain and communities involves a partnership respect the diversity of our communities approach between a variety of agencies throughout Wycombe District, and allow and authorities. The District Council may them to grow in a sustainable manner. require developer contributions, to meet Vibrant communities can, in turn, instil and additional community requirements improve social values and civic generated by development. In such responsibility. Communities are circumstances, Policy G2 ‘Developer strengthened by the creation of close Contributions’ will apply. Known linkages between jobs, homes, community deficiencies of community facilities in an facilities and supporting infrastructure, area may inform such a contribution. providing for a variety of means of transport. Furthermore, protecting and 13.04 Meeting the District’s housing reinforcing community identity can be requirements will require the provision of achieved through safeguarding existing additional community facilities. Providing townscape and built environment features, for new homes can therefore incidentally including the characteristics of residential provide an opportunity to bring wider areas (see also Chapters 2: General benefits to neighbouring residential areas Development, 3: Housing and 11: (See Appendix 2: Development Heritage). Principles). Policy Framework Chapter Objectives 13.02 The provision of community facilities is 13.05 The planning policies in this chapter integral to sustaining viable communities. The District Council seeks to retain and provide the framework within which community facilities may be developed, enhance community facilities throughout and aim to: the District, which serve the needs of the District’s residents, including ethnic (i) Protect, support and enhance a range minorities, people with disabilities, the of community facilities within the young and elderly people. Community District; facilities comprise public halls, schools, places of worship, libraries, day nurseries, (ii) Encourage a range of community and health centres, which form part of the facilities readily accessible to meet Use Class D1 (Non-Residential local needs; Institutions) of the Town and Country Planning Use Classes Order 1987. (iii) Meet community requirements as a Additionally, public houses, corner shops, consequence of new strategic land post offices, recreation and green space releases for homes; and also have an important role in communities, especially in rural areas (iv) Contribute to local identity and a sense (see Policies C3 and L3). Policy C3 as of place. set out in The Countryside and the Rural Economy Chapter, specifically addresses the provision of community facilities in rural areas, and should be read in Community Based Health Facilities conjunction with other relevant policies in this chapter. 13.13 There is an increasing trend towards primary health care facilities providing for 13.03 The Local Plan can set out policies to health care and education within the achieve accessible and balanced community. As well as the traditional 125
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
COMMUNITY FACILITIES
general practitioner services, such centres CARE AND ANCILLARY FACILITIES may also cater for mother and baby WILL BE SUPPORTED BY THE groups, health education, minor operating DISTRICT COUNCIL, PROVIDED THAT suites, outpatient psychiatric services, IT IS ESSENTIAL THAT THE physiotherapy units, social workers, PROPOSED USE IS SITUATED IN dieticians, chiropodists, osteopaths and THAT LOCALITY. speech/occupational therapists. The District Council supports further Burial Grounds community health care provision which affords easy access to local people. 13.26 The District Council is one of a number of burial authorities in the District. Individual 13.14 The District Council recognises that it is of Parish and Town Councils are responsible great benefit to patients if primary health for burials in their own areas. Demand for care facilities such as doctors' surgeries, new burial grounds has increased in are located near their homes. Where non- recent years, and the District Council residential premises are unavailable, the expects this demand to continue during general resistance to the loss of the Local Plan period. Appropriate residential accommodation may be provision for new burials will therefore relaxed, and a dwelling may be used, need to be made, together with the provided that the service proposed provision of facilities for burial parties and genuinely requires such a location, and visitors, such as toilets and seating areas. the proposal conforms with other appropriate policies in this Local Plan. 13.27 The District Council recognises that burial Proposals should conform with policies services within the District will reflect a H10 and H11 relating to the protection of variety of cultural traditions and that the existing residential accommodation and demand for burial space by some of these land. A good indication of the need to traditions will increase. Planning locate in residential property or on permission for new burial grounds will also residential land will be whether a be subject to other policies in this Local substantial number of patients are within Plan. walking distance. Services which provide for a wider catchment area will not be POLICY CF7 permitted where this would result in a net loss of residential accommodation or land. THE USE OF LAND AS A BURIAL GROUND WILL BE ACCEPTABLE, 13.15 Facilities for care in the community SUBJECT TO OTHER RELEVANT services may also be provided in POLICIES IN THIS LOCAL PLAN AND residential property. Clinical, supervisory THE PROVISION OF SATISFACTORY or other staff may be accommodated in DETAILS IN SUCH ASPECTS AS residential accommodation where it is ACCESS, ON-SITE PARKING, essential that they have frequent access LANDSCAPING, LAYOUT, SURFACE to a local area, and non-residential WATER DRAINAGE, AND FACILITIES premises are unavailable. In all cases FOR BURIAL PARTIES AND VISITORS. where a loss of residential accommodation or land can be justified, a location should be sought that would minimise any disturbance to local residents.
POLICY CF3
NOTWITHSTANDING POLICIES H10 AND H11 OF THIS LOCAL PLAN, THE USE OF RESIDENTIAL PROPERTIES OR LAND FOR PRIMARY HEALTH 126
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDICES
127
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
128
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
RESIDENTIAL DESIGN GUIDANCE
Introduction
The policies in this Local Plan in line with government advice seek to achieve a high standard of design and layout for residential development. Generally, development should be designed to fit in with the landscape context and the features of the site. It should also be designed to reflect the traditional building form of its surroundings to add to local distinctiveness.
These guidelines are not intended to stifle good design and innovation. Where designers can demonstrate their proposals cause no harm whilst departing from the criteria and positively enhancing their setting, favourable consideration may be given.
Guidance in Planning Policy Guidance Note 1: General Policy and Principles (PPG1, February 1997) and in ‘By Design’ (May 2000) encourage good design in the development process everywhere, and in particular that local distinctiveness is protected by development respecting the character of the area. Revised PPG3: Housing (March 2000) applies this advice to residential development, encouraging Local Planning Authorities and developers to think imaginatively about designs and layouts which make more effective use of land. Reference is again made to considerations of design and layout being informed by the wider context. This appendix is intended to further explain Wycombe’s unique context, and contains detailed guidelines to support and expand on the policies of this Local Plan.
As residential areas in the District vary significantly in character, it is not appropriate to have a single set of criteria. Therefore these guidelines have been divided into sections dealing with:
1. Wycombe’s Unique Context; Green Belt 2. Respecting Established Local Character; The Chilterns Area of Outstanding Natural Beauty 3. General Design Guidelines that apply to all Residential Development;
4. Design Guidelines for Residential Enhancement Zones;
5. Design Guidelines for High Density Residential Development;
6. Design Guidelines for ‘Car Free’ Residential Development;
7. Design Guidelines for the Countryside, including the AONB and Green Belt.
1. Wycombe’s Unique Context
Topography
Most of Wycombe District is within the dry valley portion of the Chilterns AONB. A small area to the north falls within the Vale of Aylesbury, a flatter open landscape, and a small portion to the south falls within the Thames Valley. The District is dominated by this distinct topography. Traditionally, development was confined to the valley floors but more recent development has taken place on valley sides, hill tops, plateaux and other prominent locations.
129
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
When considering proposals for development, Wycombe’s unique context should be taken into account in the following way:
Roofscape
Where roofscape is visible from a wide range of views, for example, in a valley bottom location, the following guidance should be followed:
• The roof form is part of the overall design concept and roof plans and three-dimensional views may be required to assess proposals. • False roof pitches, designed to be viewed from the ground, may often be inappropriate due to views from surrounding areas. • Building elements should have narrow spans so that large bulky roofs are not created. Where a large span is unavoidable, a multiple-pitch approach may be a better solution.
Development on Slopes
Much development in Wycombe is on sloping ground. This should be used as a design opportunity to create innovative solutions. Advantage may be taken of the design opportunities given by sloping sites, such as the use of split levels and creation of partly underground storage accommodation. There is no particular rule for developing either along or across the slope, as both types are common within the District, but the following guidelines will help to achieve the best solution on sloping sites:
• In order for the development along or across a slope to fit against the hillside, it should be landscaped into the slope rather than ‘built up’ to provide a level surface. When using retaining walls on sloping sites, care must be taken to avoid compromising the aspect, freedom from shade or enclosure, to allow viable amenity space.
• If building up from the slope is unavoidable, use can be made of the lower half level, for example, for parking or utility rooms, cut partly into the slope. • Fitting the building into the slope becomes particularly critical on steeper slopes, and when the development is towards the tops of the hills, normally above the 100m contour line, to minimise the visual impact.
Skylines
Since Wycombe is a hilly district, important hill top locations should be protected from intrusive development. Where residential development is acceptable in relation to Policy G7, the following design considerations need to be taken into account:
• The extent, height and roof profiles of new residential building.
130
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
• The prominence and distant visibility of new housing.
• The need for woodland planting and preservation in the area of development.
Building Materials
Traditional buildings in the Chilterns were of locally available materials, such as flint, clay and hardwood. New buildings should reflect this tradition by the use of good quality and locally appropriate materials that may however include non-traditional items or innovative forms of architectural expression.
Wycombe now displays a wide variety of materials, but generally the predominance is orange/red brick, and plain tiled or slate roofs. Modern equivalents of the more traditional materials may be acceptable, particularly where these are of good quality, and approximate well to the appearance and characteristics of the original materials. The use of flint is still widespread in the more rural areas, and is appropriate to such locations, however the introduction of flint into an otherwise poor design does not make it acceptable. 2. Respecting Established Local Character
In addition to the unique circumstances that shape the character of Wycombe District at the broad level by virtue of geology, topography and landscape, each site has its own set of local characteristics.
Advice contained in the DETR/CABE publication “ By Design” stresses the need for development to respect its local character, and states that good design always arises from a thorough and caring understanding of place and context.
In order to assess the character of the local area it is necessary to identify the elements of development that contribute to that character. The document “By Design” suggests these are as follows:
Layout: Urban Structure – the framework of spaces and routes and how they connect to one another
Layout: Urban Grain – The pattern of street blocks, plots and the frequency of plot subdivision
Landscape – including open space and its planting
Density and Mix – this shapes the intensity of use of an area and its vitality
Scale: Height – Size, this may have impact on views, vistas and skylines
Scale: Massing – the three dimensional expression of the development
Appearance: Details - mainly features on the elevation
Appearance: Materials - colour, texture and durability are all important
All the above aspects must be respected to achieve new development that sits happily with its neighbours. Policy G3 sets the parameters 131
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
against which an application for development will be judged.
Residential areas derive their character from either the uniformity of the built form, or from a more random setting and variety of built form. Local communities place considerable value upon their surroundings, when unsympathetic developments are introduced the character of an area will be eroded.
An aspect of the established character of residential areas that should be respected is the pattern of open space, green space, gardens and significant gaps that contribute to the layout of the area and the street scene. Open spaces, whether public or private are often an essential part of the character in urban areas and can contribute to local ecology by encouraging wildlife. Sufficient space between buildings to allow planting to mature is essential to promote “greener residential environments” espoused by PPG3.
Particular care is needed with new development that is proposed in areas with strong vernacular design character, these are often within or adjacent to Conservation Areas. The Council has a programme of character assessment for Conservation Areas, these should be the starting point for the design consideration of new development in or adjacent to such areas. 3. General Design Guidelines that apply to all Residential Development
These criteria are designed to create an environment which is:
• Attractive;
• Functionally efficient;
• Effective in reducing the opportunity for crime; and
• Makes best use of scarce land.
Highway Standards and Layout
All residential areas must be designed such that vehicles cannot achieve speeds of more than 20mph. The most effective way of reducing this is to reduce the forward visibility, and this will generally create more interesting residential layouts. The Buckinghamshire County Council Highways Design Guide specifies the standards for road layout and adoption, and is therefore not repeated here. Proposals should also comply with the relevant requirements of Policies T1, T4, T5, T7 and T13.
Community Safety
In considering development proposals regard will be had to the Community Safety aspect of the scheme. Regard will be had to the relevant requirements of Policy G26 in relation to distinguishing public and private areas, natural surveillance and planting, and the advice of the Police Crime Prevention Design Adviser. Frontage Development
• Development should always front access roads and footpaths. It is possible that flanks can also face the access road, but the front door should be visible from the road or footpath. This is 132
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
known as ‘frontage development’. • The backs of buildings and plots should not be adjacent to access roads or footpaths. This is known as ‘exposed backs’. • The backs of plots and buildings should back onto one another, with no rear access. This helps with: (a) Amenity – private/quiet areas are contiguous – noisy comings and goings restricted to fronts or accesses; (b) Concentrates activity at front (‘eyes on the street’, or ‘natural policing’); (c) Ensures maximum distances for privacy at rear of dwellings; and (d) No access for criminals ‘around the back’, where there is no natural surveillance. Criminals have to cross threshold at the front of the house, where surveillance is best – ‘eyes on the street’, across the street. There is one exception to this rule. Where terrace properties require rear access for wheeled bins, delivery and removal of materials for building or gardening, such rear access points may be acceptable. Access should only be through the frontage, by the means of a locked gate. The rear access paths should not connect directly to adjoining roads. Backland Development Backland development should be handled carefully. To be acceptable, backland development should be dealt with comprehensively rather than in isolation. Comprehensive treatment will avoid situations as shown in the example. Further requirements are listed below.
A backland layout that results in a single row of new dwellings facing the backs of existing dwellings is unacceptable as it gives rise to:
• Unnecessary noise, disturbance and vehicle fumes to the rear quiet amenity space of the frontage dwellings; • Potential for criminal access to the rear of the frontage dwellings; and • Compromised privacy of the rear gardens of frontage plots, by intruding on the private realm of the existing development. A fundamental requirement for successful backland development is for the backland plot to be a sufficient depth to accommodate new dwellings in a way which provides a quality residential environment for the new and existing residents. Backland development must be in keeping within the scale and characteristics of the adjacent existing development. Backland proposals must still leave enough space and amenity area for the frontage properties. The backland development should be designed to have a legible layout, i.e. one that is easily understood. This is achieved by clearly defining the public and private areas. Backland proposals must take account of, and, where appropriate, incorporate, existing landscape features worthy of retention. The shared boundary between the existing development and the new backland development must be carefully handled.
133
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
Achieving Privacy
A reasonable degree of privacy should be afforded to all residential units within the private realm (ie, the back and sides of the plot). At the front of the dwelling (the public realm frontage), residents cannot expect to achieve the same degree of privacy. Good surveillance over the street will provide natural policing, and should be encouraged.
• Privacy criteria are therefore recommended for rear to rear relationships – but none are recommended for front to front. Road access width generally determines minimum distances between the fronts of dwellings. • The separation between facing windows in the private zone, can be achieved by a minimum distance of 25m. However, 30m is preferred. This can be achieved at no loss of overall space, if frontage distances are reduced to the minimum, for example, by back edge of pavement development, or with very small front gardens. • Where the site is sloping, or the development has living rooms on the second floor, additional distance will be required to achieve the same privacy level. • Generally, flank walls should not have windows, except where the window is high level, or is a light to a non- habitable room (stairs/hall or bathroom). A further exception is where the flank is effectively turned to face the road. In this instance, care would be needed with flank windows on adjacent properties
NOTE: The particular circumstances of each case will be considered against the privacy criteria above. Where it can be demonstrated that privacy can be achieved by other means, for example, by ‘controlled aspect’ development, privacy distances between facing windows in the private zone may be reduced.
Public and private space at the front of the dwellings are best clearly marked out by boundary treatment i.e hedges, fences and walls to help delineate the space and indicate physically where responsibilities are, and to create more enclosed street scenes. Daylight and Sunlight
Development should comply with the Building Research Establishment Report 209, 1991 – ‘Site layout for planning for daylight and sunlight good practice.’
Protection From Noise
Freedom from excessive noise at evenings and weekends is a requirement for the private areas of all residential development. The easiest way to achieve this is to locate new housing away from the noise source. Given that locations within established settlements are increasingly being sought as ‘sustainable’ development locations, this issue can prove to be difficult particularly in town centres. Planning Policy Guidance Note 24: Planning and Noise (PPG24, September 1994) advises on appropriate thresholds.
Additional devices can be employed to avoid problems. The following are recommended solutions:
134
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
• Careful design of the building itself, orientating habitable rooms away from the noise source; • Using a continuous built frontage to protect from the noise source; • Walls/acoustic fences can be used, but these should not reduce natural surveillance of the public realm; and • Earth mounds/bunds are not recommended. They rarely integrate with the development as they present a ‘blank screen’. Planting often fails on raised bunds, and is difficult to maintain.
Landscape and Planting
All new residential development should be landscaped and planted. Planting is integral to achieving quality residential environments, and should be considered at the outset of the design process.
Existing trees and significant vegetation worthy of retention, that is capable of being retained, and has the prospect of being maintained and allowed to mature for a reasonable period, should be incorporated into the development.
Landscape schemes should add to local distinctiveness by developing appropriate landscape character in terms of:
• Planting; • Paving materials; • Boundary treatment; and • Furniture. Further advice is given in the Council’s Advice Note on ‘Landscape and Planting’.
Quantity and Quality of Open Space – Accessible to the Public The quantity of open space is determined by Policy H20. The quality of open space can be as important as the quantity. Where open space is provided, it should comply with the guidelines below:
• Large schemes of new residential development will need to contribute to Open Space, as defined in Policy H20; • It need not necessarily be ‘soft-green’ space. It might be in the form of squares and pedestrian links – but these must be suitably landscaped and functional spaces, rather than just roads and paths; • All open space accessible to the public must be readily overlooked by development to allow casual surveillance to provide natural policing; • Space has to be useful to be considered as suitable open space for public use. Boundary planting that acts as a screen to development is not considered as open space in this respect, as its function is only visual; • Where equipped play space is provided as part of the open space it must be safe, accessible and overlooked
135
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
by dwellings; • Small incidental open space (e.g. margins and verges) is not a substitute for the provision of open space in accordance with Council standards in Policy H20. Such areas can usefully supplement the required provision, where they contribute to the character and appearance of the area, and where their maintenance is secured; • Open space should coincide with natural features on the site, ie: streams/ponds/tree groups etc, where these are to be retained; and • Additional consideration should be given to open space along river corridors, where these cross the site. Services
Residential layouts must allow for adequate services to be provided. Generally, the service providers will advise on appropriate provision.
Bin storage must be allowed for in residential layouts. With the increasing role of recycling, space must be provided for recycling collection either within, or adjacent to the home. Each dwelling must have space for storage of two-wheeled bins. In multiple occupancy units ie: flats and bedsits, extra space in the communal bin area should be allocated for recycling collection.
Private Amenity Space
Private amenity space should be provided for each dwelling, although, for some flats and other developments it may be provided communally in part, and in part as private amenity space for the exclusive use of the occupants of the dwelling. More important than quantity is the quality of private amenity space and its usability. Private amenity space for flats may be simply a balcony, patio, or veranda, or as a small enclosed garden for ground floor flats, generally with enough space to allow two people to sit out (about 4 sq m). To be considered as suitable private amenity space, it should: • Provide a sufficient degree of privacy; • Be accessed directly from the dwelling; and • Be of a suitable gradient, orientation and shape and freedom from excessive shade to allow enjoyment of the space.
Car Parking and Garaging
Parked cars and garages should be unobtrusively located and suitably landscaped or screened where possible. Integral garages should generally be avoided, as the effect dominates the front elevation of a dwelling, and it compromises the front door and the relationship of the dwelling to the street. Garages are often not used for parking cars, and used only for storage. This is particularly true of integral garages that have internal access to the dwelling.
The prominent positioning of a garage door at a visual stop or junction or bend in the road can be particularly damaging, as this is where landmark features should occur. The solution is a more flexible approach with priority given to creating high quality townscape. 136
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
The following is the preferred approach:
• Parking spaces allocated for residential use should be within view or under the surveillance of the dwellings they serve;
• Drives at the side of dwellings with garages set back to allow cars to be tucked into the plot;
• Open drive-through archway through dwelling with garage to rear and visitor space under arch;
• If a garage door has to be integral, it should be set back by at least 200mm in order to reduce its impact on the elevation; and
• Where appropriate, for example on sloping sites, basement garaging may be a useful means of accommodating garages within the plot.
The following should be avoided:
• Large garage courts, where these are isolated from the dwellings they serve;
• Large detached garages set forward of the main dwelling where these would obscure natural surveillance; and
• Detached garages set forward of the main dwelling will rarely be acceptable, as the garage tends to dominate the plot creating unsatisfactory townscape.
• Underground car parks can be a useful technique in difficult situations, but can be expensive to build, and water table problems may be encountered.
Surface/Open Parking
Where no garaging is provided, care should be taken to reduce the visual impact of the car, so it does not dominate the townscape. The following solutions are preferred:
• Long drives to the side of dwellings, preferably with a feature, such as an arch/pergola to delineate between the public and the private realm; and
• Parking on frontage of plots, ie, within the curtilage, but divided by hedges or walls between plots. The parking area should not take up the entire width of the plot, as this leads to over dominance of car parking.
Where parking is provided in parking courts off-curtilage, the following guidelines should be followed:
• Parking spaces allocated for use should be within view of the dwellings they serve;
• Communal parking areas should be located so as not to be unduly conspicuous in the layout. A view of unrelieved parked cars in front of a terrace is unacceptable;
137
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
• Communal parking units provided at the rear of flats/terraces should be overlooked by the dwellings they serve. Access to the parking court should be defined by an entrance feature – for example archway, pergola or gate; and
• Communal parking spaces should be divided by planting, and bays should be grouped in no more than four spaces. Planting should be kept low, or trees should have clear stems and higher canopies, so as to maintain casual surveillance. 4. Design Guidelines for Residential Enhancement Zones The Residential Enhancement Zones represent important mixed-use areas close to High Wycombe Town Centre. As such, they are accessible locations providing a range of services and employment close to residential premises, offering a sustainable ‘lifestyle’. They are vibrant areas that have a range of activities, sometimes not compatible to residential amenity. Where redevelopment does occur, enhancement of the environment will be sought, in particular, landscape and planting and improvements to car parking. The introduction of ‘play streets’ or home zones may help to address traffic and parking issues as well as providing opportunities for play areas and enhancement.
5. Design Guidelines for High Density Residential Development
In line with advice in revised PPG3 the District Council seeks to make the best use of urban land and to this end has introduced a density criteria policy H8.
To achieve high density residential development the following guidelines generally apply:
• The majority of dwellings are aimed at smaller households, ie, 1-2 beds with limited 3-4 bed family accommodation, with a mixture of apartments and houses. Census data indicates that small dwellings are likely to have lower car ownership.
NB: All schemes work better with a mix of units to provide a variety of ‘lifestyles’ in an area, which helps to prevent areas being ‘empty’ during the working day, and potentially allowing crimes to occur in these quiet times.
• Continuous built frontages make most effective use of space, therefore dwellings will normally be in terraces or in flatted buildings.
• Some parking will be provided on-street, in specially designed parking bays.
• Parking standards lower than the maximum may be required.
• Dwellings are normally sited at the back edge of the pavement, or with very small front gardens.
• 2-4 storey buildings are generally appropriate but this will 138
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
depend on the immediate local context.
• Not all dwellings will be expected to have significant private amenity space (see below).
Amenity Space
Where the scheme is predominantly made up of houses, private amenity space should be provided in rear gardens. There is no guideline as to size, but rear to rear privacy criteria must be observed. If an adjacent dwelling has a long back garden, a short rear garden in the new dwelling may still achieve the same privacy. As a minimum, the garden must allow for two people to sit out in reasonable privacy and daylight, and be of suitable gradient and orientation. As with other types of residential development it is the quality of space rather than the quantity that is important. With flats every effort should be made to give units private amenity space with patios, balconies or verandas or small gardens for ground floor units.
Design Quality
In order to bring about the urban renaissance required for urban areas, it is not sufficient to introduce higher density development without the commensurate improvement in design quality to ensure that urban areas remain or become attractive places to live.
6. Design Guidelines for ‘Car Free’ Residential Development
In some circumstances it may be appropriate to consider ‘car free’ housing. This type of development has already been permitted in the District at Brook Street Halls of Residence, in High Wycombe. The development provides accommodation for students, with only operational parking and parking for the disabled.
Car free housing will normally only be appropriate in certain circumstances:
• Where the District Council can be satisfied that problems of displaced parking will not arise, or can be controlled;
• Close to or within town centres, where access to facilities can be by foot or cycle, and public transport is easily available (usually in accessibility zone 1); and
• Specialist institutional accommodation, for example, for students/hospital workers when located close to the primary destination, ie, college or hospital.
Type of Dwellings
Smaller households are more likely to be ‘car free’, and this should be reflected in the mix of dwelling size and type, which is proposed. ‘Car free’ housing will not be appropriate where accessibility by alternative means of transport would be poor.
‘Car free’ housing does not literally mean free of cars. There will be some access for cars, service and emergency vehicles (service vehicles include waste disposal vehicles and removal vehicles). Access for such vehicles 139
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
should be accommodated in such a way as not to undermine the traffic- free character of the development.
Residents of ‘car free’ zones will generally be required to enter legal covenants (imposed as part of planning consent), on purchase or tenancy of their dwelling regarding car ownership and parking in the vicinity of the development.
Amenity Space
‘Car free’ developments present the opportunity for exciting townscape that can use the space previously allocated to the car for high quality landscape settings.
No specific guideline is recommended, apart from the requirement for private sitting out space either in the form of balconies/patios or verandas for each dwelling. This should be big enough to allow two people to sit out in sufficient privacy and daylight, and be of suitable gradient and orientation and directly accessible from within the dwelling (except where the dwelling is not the main residence i.e. student/hospital accommodation). 7. Design Guidelines for the Countryside, including the AONB and Green Belt
Development in the countryside, and particularly in the Green Belt and AONB, is strictly controlled under the policies contained in chapters 8, 9 and 10 of this Local Plan. These policies also set out those forms of development which may be acceptable in these locations, and it is to these that the following guidelines apply (they should be read in conjunction with the general guidance set out in Section 3 of this Appendix). In particular regard should be had to Policies GB5, GB6, L1, L2 and L3 and to the Chilterns Building Design Guide.
General principles that apply to residential development throughout the countryside are set out below (additional considerations relating to development in Green Belt or AONB locations follow):
1) Development should not harm the open appearance of the countryside. It should be sited and designed to blend with the landscape. In order to achieve this, there will need to be sufficient space within plots between buildings to allow planting to assist with screening.
2) Where replacement dwellings are acceptable, they need not necessarily occupy the footprint of the previous dwelling, but should be sited where they would best respect the principles set out in (1), above, and should usually seek to reflect the dominant local built form.
3) The scale, bulk and massing of development should respect the open and rural character of its setting. Traditional countryside buildings offer the best solution; these are generally simple in form, which helps to minimise their visual impact. They normally include roofs that are pitched with a low eaves line; the span of the building will be narrow so that the resultant building is not bulky; and large buildings are broken down into small component parts.
4) Care should be taken with the choice of materials: modern and synthetic materials are usually incongruous in a countryside 140
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
setting, whereas natural and traditional materials weather well and blend into the landscape.
5) Development should not be dominated by highways or parked cars. Where possible, minimum highway standards should apply, and car parking, whether open or covered, should not dominate the openness of plots.
6) Care must be taken with conversions and new building to avoid urbanisation of the countryside. This involves paying attention to the details of external appearance, as well as to the provision of services to the building. By way of example, large areas of glazing will not generally be acceptable, as the reflective surfaces dominate the building, and are visually intrusive.
7) Boundaries, enclosure and entrances are an important part of the landscape character, they should be sympathetic to the rural surroundings.
Additional considerations apply to certain parts of the countryside:
1) In the Green Belt, the size of new residential development, including extensions, is controlled by Policies GB5 and GB6. Where development is permitted, of whatever size, the primary design consideration is that it must not affect the openness of the Green Belt by causing visual harm or intrusion.
2) The AONB is designated for its intrinsic landscape qualities. Development within the AONB must therefore respect the dominant landscape form. New development is controlled by Policy L1. Additional advice on appropriate development within the AONB is contained in the Chilterns Building Design Guide, produced by the Chilterns Conference which has been approved by the Council as supplementary planning guidance. This identifies settlement types within the AONB, and the detailed design considerations applying to traditional dwellings, as well as advice on appropriate materials. These principles should be respected if development is to be successfully integrated with the local landscape context.
141
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 1 - RESIDENTIAL DESIGN GUIDANCE
142
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 2 – DEVELOPMENT PRINCIPLES
DEVELOPMENT PRINCIPLES
Introduction Previous Local Plans for Wycombe District have not seen land releases for development on the same scale as in this Local Plan. Eleven strategic sites have been included for a range of developments. Specific environmental testing has meant that large amounts of information have already been gathered on these sites, (through the Comparative Site Assessments Studies and Urban Capacity Study), and the requirements for development, although not completed, are at an advanced stage. Detailed advice on how development of the sites will proceed will be included within Development Briefs to be prepared for each of the strategic sites. However, these will be produced on a phased basis to reflect the likely programme of development. In order to assist developers and landowners to understand the range of requirements at an early stage in the planning process, the following ‘Development Principles’ for each of the strategic sites is included in this Appendix. The following ‘Development Principles’ are not an exhaustive or definitive list of what is required on each site. They are a starting point, reflecting preliminary investigations. Although much research has been carried out, it is not yet completed (for example, community aspirations which might have not yet been fully tested). For each site a brief description of the expected development solution is included, and a list of expected requirements in terms of site specific requirements: education and community, wildlife, landscape, open space, and play provision, housing mix and transport. In the case of transport, the individual off-site initiatives listed would form part of a package to improve accessibility to and from the sites, especially by sustainable modes and other initiatives to address urban accessibility, for example, Park and Ride. Contributions sought are likely to be towards such a broad package of measures.
SITE EXPECTED REQUIREMENTS FOR DEVELOPMENT – TO BE CONFIRMED IN A DEVELOPMENT BRIEF Bucks Free Press Site Description Underused industrial site on a terrace adjacent to the railway line on the northern side of the River Wye Valley.
Site Specific The design will need to take account of noise considerations associated with the railway. A fairly formal layout may be required to make best use of the site.
Housing Mix A predominantly high density scheme will be required, providing a mix of flats and terraces, possibly some semi- detached. Innovative development forms required to suit site conditions. Affordable housing (at least 30% of all new bedspaces), will be required.
Wildlife, Landscape, Open Space and Play Provision The site will need to provide informal and recreational open space including an equipped toddler play area. 0.48Ha of open space would be required under NPFA standards for a development of 80 dwellings.
Education and Community Contribution to local school provision off-site may be required in relation to the Local Education Authority’s assessment of school provision in the area at the planning application stage.
Transport Access to Gomm Road (including an adequate path for emergency service vehicles); Contribution to improvements at the London Road/Gomm Road junction; and Contributions towards the Wycombe Transportation Strategy.
143
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 2 – DEVELOPMENT PRINCIPLES
Downley Middle Site Description School/Turner’s This site is located at the centre of the village, and is characterised by large flat open space including school fields Field and school buildings. Site traversed by well used footpath, with strong desire line to Downley Common.
Site Specific The Victorian village school building located within conservation area must be retained (see Community below). Comprehensive development solution sought. A substantial central open space with dwellings overlooking the space (village green concept), should be provided. Footpath to be retained.
Housing Mix Provide for a range of sizes and mix of dwellings, but with a greater proportion of smaller dwellings. Adjacent to the existing dwellings, detached, semi-detached and short terraces will be most appropriate. Flats may be appropriate on the site of the current modern school buildings. Affordable housing (at least 30% of all new bedspaces), will be required.
Wildlife, Landscape, Open Space and Play Provision The site will need to provide informal and recreational open space on a substantial central area of approximately 0.7Ha. An equipped children’s play space will also be required on this central area. Retain boundary hedges where possible. Financial contribution toward the provision of two senior playing pitches for public use, at Redford Playing Area, Totteridge, to Sport England standard, together with extensions to changing facilities (to Sport England standard) and car parking facilities at the site and a commuted sum to secure the maintenance of the above for the long term benefit of the community.
Education and Community Contribution to local school provision off-site may be required in relation to the Local Education Authority’s assessment of school provision in the area at the planning application stage. Secure Victorian village school building for community uses to provide a focus for community activity.
Transport Access to School Close with a link suitable for emergency service vehicles from Turners Field, Improvements to School Close and Plomer Green Lane junction, Pedestrian routes linking Chapel Street, Common Side, Turners Field and Jubilee Road, and Contributions towards the Wycombe Transportation Strategy.
Ercol Site Description Prominent valley side brownfield urban site in an established suburban area. The site is well located in respect of access to High Wycombe town centre and its related employment, leisure and retail facilities.
Site Specific Secure a form of development which makes the best use of urban land, and improves the quality of the living environment. The site will require a land contamination study. Housing Mix Provide for a range of sizes and mix of homes at higher densities to include terraces and flats. Affordable housing, (at least 30% of all new bedspaces), will be required.
Wildlife, Landscape, Open Space and Play Provision The site will be required to provide for informal and recreational open space to include an equipped play area. 1 Ha of open space would be required under the NPFA Standard for a development of 200 dwellings. Education and Community Contribution to local school provision off-site may be required in relation to the Local Education Authority’s assessment of school provision in the area at the planning application stage. Transport Access onto the proposed busway and vehicular access onto Gordon Road; Junction improvement at London Road/Gordon Road; Improvement to bridge over the railway line; Emergency access onto Hatters Lane; Relocation of the existing footpath through the development area; Pedestrian/cycle access to Healey Avenue and through Spring Gardens; and Contribution towards the Wycombe Transportation Strategy.
144
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 2 – DEVELOPMENT PRINCIPLES
Garratts Way Site Description This is a school site within an established residential area. Buckinghamshire County Council has confirmed its intention to amalgamate the schools on another site, and vacate the existing premises. Site Specific Secure a form of development which makes best use of existing urban land, and provides for open space and a community facility. Careful consideration should be given to design and landscaping of the development particularly at the south eastern end, given the nature of the site.
Housing Mix Provide for a range of sizes and mix of homes to include detached, semi-detached, terraces and flats. Affordable housing (at least 30% of all new bedspaces), will be required.
Wildlife, Landscape, Open Space and Play Provision The site will need to provide informal and recreational open space on the central and/or eastern part of the site, to include an equipped toddler play area. 0.6ha would be required under the NPFA standards for a development of 100 dwellings. Landscaping considerations will be important when considering more prominent parts of the site e.g. determining the layout and position of open space and accommodation of tree planting. Account should be taken of existing landscaping features. Financial contribution toward the provision of two senior playing pitches for public use, at Redford Playing Area, Totteridge, to Sport England standard, together with extensions to changing facilities (to Sport England standard) and car parking facilities at the site and a commuted sum to secure the maintenance of the above for the long term benefit of the community.
Education and Community Retain a community facility to provide a focus for local community activity. Contribution to local school provision off-site may be required in relation to the Local Education Authority’s assessment of school provision in the area at the planning application stage.
Transport Vehicular access onto Hughenden Avenue and Garratts Way; Pedestrian and cycle links to Downley to provide safer routes to school; Enhanced local bus services; and A contribution towards the Wycombe Transportation Strategy. Heights County Site Description First School, Site within established residential area, adjacent to Parish owned open space and pond. Downley Site Specific Secure a form of development which makes best use of existing urban land providing open space which is contiguous and relates positively to the adjacent open space and pond.
Housing Mix Provide for a range of sizes and mix of dwellings consistent with neighbouring dwellings predominantly detached and semi-detached, some scope for short terraces. Affordable housing (at least 30% of all new bedspaces), will be required.
Wildlife, Landscape, Open Space and Play Provision The site will need to provide informal and recreational open space including an equipped toddler play area. 0.24Ha of open space would be required under the NPFA standard for a development of 40 dwellings. Open space to be provided contiguous with Parish open space on Gosling Grove. Financial contribution toward the provision of two senior playing pitches for public use, at Redford Playing Area, Totteridge, to Sport England standard, together with extensions to changing facilities (to Sport England standard) and car parking facilities at the site and a commuted sum to secure the maintenance of the above for the long term benefit of the community.
Education and Community Contribution to local school provision off-site may be required in relation to the Local Education Authority’s assessment of school provision in the area at the planning application stage. Make a contribution toward provision of off-site community facility (see Downley Middle School / Turners Field).
Transport Improving access to Gray’s Lane. Pedestrian routes linking Green Leys, Gray’s Lane and the village green, and Contributions towards the Wycombe Transportation Strategy.
145
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 2 – DEVELOPMENT PRINCIPLES
Terriers First Site Description School This former school site is within an established residential area on a prominent corner site.
Site Specific The site includes a small District Council car park and recycling centre. The site is immediately adjacent to the Terriers Conservation Area, therefore a scheme reflecting the character of the conservation area is required. There is an opportunity for a landmark/corner building on the site frontage (respecting conservation area character). Strong footpath links to surrounding area need to be respected.
Housing Mix Provide for a range of sizes and mix of dwellings to include detached, semi-detached and terrace. Affordable housing (at least 30% of all new bedspaces), will be required.
Wildlife, Landscape, Open Space and Play Provision The site will need to provide for informal and recreational open space including an equipped toddler play area. 0.36Ha of open space would be required under NPFA standards for a development of 60 dwellings. This could be provided as a central green to housing area. Financial contribution toward the provision of two senior playing pitches for public use, at Redford Playing Area, Totteridge, to Sport England standard, together with extensions to changing facilities (to Sport England standard) and car parking facilities at the site and a commuted sum to secure the maintenance of the above for the long term benefit of the community.
Education and Community Contribution to local school provision off-site may be required in relation to the Local Education Authority’s assessment of school provision in the area at the planning application stage.
Transport Car park to be retained on site together with recycling centre; Access to Totteridge Lane; Emergency access from Freemantle Road or Geralds Road if required; Service road to the rear of 192/194 Amersham Road; Pedestrian route linking Totteridge Lane, Geralds Road and Freemantle Road; and Contribution towards the Wycombe Transportation Strategy.
146
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 2 – DEVELOPMENT PRINCIPLES
Wycombe Marsh Site Description A flat valley bottom brownfield area comprising the High Wycombe Sewage Treatment Works and the former Wycombe Marsh Paper Mill. This site is highly accessible to the public transport corridor on London Road and within reasonable distance of two large open spaces on the valley floor: Kingsmead and The Rye which provide sports pitches. Site Specific A comprehensive scheme across the two sites is required. Development would require relocation of the entire Sewage Treatment Works to Little Marlow (a small pumping facility would need to be retained on site). Treated effluent will be required to be pumped back as a compensation flow to maintain levels in the River Wye. Development will require the relocation of the statutory allotment site, to an equivalent standard. Development will necessitate the de-contamination of the Paper Mill, and significant areas of the Sewage Treatment Works (especially the former sludge bed). Deculverting of the River Wye across the Paper Mill will be required, a quality solution to the weir is essential. Development will need to take account of the springs in the western extreme of the Sewage Treatment Works. Housing Mix A high quality, high density scheme is sought on the combined sites. A high proportion of flats, possibly use of controlled aspect flats adjacent to the new road infrastructure or close to existing London Road will be required. The site offers some opportunity for town houses, terraces and a limited number of detached and semi-detached. Affordable housing (at least 30% of all new bedspaces), will be required. Other Uses Retail and A3 use: An innovative form of retailing for bulky goods is welcomed, the units must relate well to the character of the site and adjacent uses. Hotel use: Opportunity to make most of setting adjacent to River Wye or backstream, respecting public access. Wildlife, Landscape, Open Space and Play Provision A strong new landscape character will need to be created through a Landscape Masterplan, especially in relation to the link road, (this could serve to act as a buffer between the road and new uses). Generous open space corridors along both the backstream and the River Wye will be sought, to provide for informal recreation, planted areas to enhance landscaping and secluded areas for conservation where appropriate. The River Wye route will provide for a footway/cycleway across both sites. The site will need to provide informal and recreational open space (including) two equipped play areas. 2.4Ha of open space would be required under the NPFA standard for a development of 400 units. Education and Community Contribution towards local school provision off site may be required in relation to the Local Education Authority’s assessment of school provision in the area at the planning applications stage. Carry out a community needs assessment to identify appropriate community provision. Provide a Health Centre in order to meet the needs generated by the new development. Suitable alternative provision of allotments. Transport Access to improved/modified junctions (with improved pedestrian facilities) in the vicinity of
a) London Road/Hatters Lane
b) London Road/Micklefield Road/Cock Lane
c) Abbey Barn Lane/Kingsmead Road or Abbey Barn Road A distributor road system through the site linking the above. High quality routes (with appropriate priority measures) for public transport to serve key areas of the site and connect with existing and planned bus routes in the area of the site. Additional highway improvements in London Road, away from the immediate locality of the site. Additional traffic calming measures in Kingsmead Road. New pedestrian and cycle routes to connect to London Road, Abbey Barn Road, Bassetsbury Lane and Bowden Lane. Footpaths and cycle routes along the River Wye and the Backstream. Opportunities for the use of the former railway line adjacent to the site for transport connections where appropriate. Segregated cycle tracks within site with connections to the east-west cycle route and to Cock Lane. Contribution to the Wycombe Transportation Strategy. Highway solutions must not prejudice the future development of the Abbey Barn South area of safeguarded land.
147
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 2 – DEVELOPMENT PRINCIPLES
Terriers Farm Site Description Terriers Farm is a greenfield site on the northern side of High Wycombe occupying a valued sensitive area between Terriers and Hazlemere. It consists of pasture land and adjoins both the Chilterns Area of Outstanding Beauty and the Terriers Conservation Area.
Site Specific Secure a form of development that integrates well with the adjoining urban area whilst retaining a substantial green wedge through the middle of the site linking the Terriers Green/ Kingswood open space to the south east with the open countryside of Grange Farm to the north west. Development will need to safeguard important landscape, historic, and nature conservation features of the site, not adversely affect the adjoining Area of Outstanding Natural Beauty, and protect the setting of the adjoining Conservation Areas and Listed Buildings.
Housing Mix Provide for a range of house types and sizes to include detached, semi-detached, terraces, and flats. Affordable housing (at least 30% of all new bedspaces) will be required.
Wildlife, Landscape, Open Space and Play Provision The development will need to address the following issues through the preparation of a landscape strategy/ landscape masterplan. This should be informed by a comprehensive study of the existing landscape features adjoining and within the site and take into account the wider landscape pattern. A strong landscape structure will be needed to ensure that the settings of the AONB; adjoining Conservation Areas, the Ladies Mile and other Public Rights of Way are conserved and enhanced. This should incorporate a significant green wedge following the existing main north-south hedgerow, linking Terriers Green with the AONB. This green wedge should contain opportunities for the continuance of informal recreation and act as the main area of open space for the development. Important landscape features (e.g. woodlands, significant trees and hedgerows) of the site should be retained and enhanced, and contribute to generous boundaries to the site. This should include:
the provision of a substantial landscape belt along the north west boundary of the site adjoining the retained Ladies Mile hedgerow (which is a Biological Notification Site). This is needed to minimise the impact of the development on the Area of Outstanding Natural Beauty, and protect and enhance its biodiversity. The historic and recreational value of the Ladies Mile should also be enhanced;
the retention and enhancement of the ancient main north-south hedgerow through the site, which is also a Biological Notification Site, thereby enhancing its role as a wildlife corridor;
the enhancement of the copse adjoining the northern edge of the Conservation Area through planting within the site to preserve the separate identity and character of the adjoining Terriers Conservation Area; and
the integration of existing topography and drainage patterns within the new design. Formal provision for open space (for children’s play and outdoor recreation for youth and adult use) will be required in accordance with the NPFA standards, and should include the provision of an equipped children’s play area. The development should also accommodate the current informal uses occurring within the site. The adjoining Hazlemere Recreation ground should be fully integrated into the development through design and footpath links.
Education and Community Contribution towards local school provision off - site may be required in relation to the Local Education Authority’s assessment of school provision in the area at the planning application stage. Carry out a community needs assessment to identify appropriate community provision for the site. In this instance this assessment will also need to address retail, sport and other services as well as other community facilities.
Transport Safeguard a site for possible Park and Ride pending the outcome of the relevant policy review. Two points of vehicular access; A road through the site which penetrates the main north south ancient hedgerow at a location that minimises the adverse impact on that hedgerow, and allows buses to penetrate the site with benefit of priority measures; Improvements to Totteridge Lane/Amersham Road junction, including bus priority measures; Improvements to Kingshill Road/Amersham Road junction, including bus priority measures; Pedestrian footways along Kingshill Road; Pedestrian crossing facilities on Amersham Road and Kingshill Road, to link with existing footpaths and future desire lines; Walk/cycle connections to Hazlemere and Widmer End and to link in with the planned cycle route to the town centre from Kingshill Road via Green Road; Contribution to Wycombe Transportation Strategy; Measures to maximise travel choice for residents; and A transport assessment incorporating the above and addressing bus provision (including financial provision to pump prime services), managing the impact of traffic, and parking management (including what is the appropriate level and means of providing parking).
148
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 2 – DEVELOPMENT PRINCIPLES
Great Marlow Site Description School The site is currently a green space, forming part of the Great Marlow School playing fields where they front Wycombe Road. The site is located within an Established Residential Area. Site Specific Secure a form of development which makes best use of existing urban land, and improves the quality and enhances the character of the living environment. Development of the site will require that Sports Council standards for school recreation are not compromised. Housing Mix Provide for a range of sizes and mix of homes to include detached, semi-detached, terraces and flats. Affordable housing (30% of all new bedspaces) will be required.
Wildlife, Landscape, Open Space and Play Provision Secure landscaping to the Wycombe Road frontage. Secure recreational open space (0.3ha will be required under the NPFA Standard) and an equipped play space. The site is in an area of critical open space deficiency. An open space ‘visual corridor’ should be retained along the north-eastern extent of the site, as part of the open space requirement. Education and Community Secure public access to, and dual use of, existing and proposed school facilities. The development of the site will require the loss of playing fields and in order to accord with Policy RT3, a financial contribution from the developer will be sought through a S106 agreement, to improve the quality of two pitches elsewhere within the Marlow area. A financial contribution to the maintenance of these pitches over a ten year period is also to be secured. Transport Access onto Wycombe Road; Contribution to improvements of Wycombe Road/Little Marlow Road junction; Additional town shuttle buses; Pedestrian/cycle access to Wiltshire Road; and Cycle route to the station and town centre.
Portlands Site Description This is an underutilised town centre site, within the Marlow Conservation Area, to the rear of High Street and West Street. The site is highly accessible, and well related to the town centre facilities. Site Specific Secure a form of development which maximises the development potential of the site, making positive use of under- utilised urban land, whilst being consistent with the townscape and Conservation Area character of the town centre. Development should protect the terrace of six houses to the West of the link road, maximise accessibility to and through the site, and improve the quality of this town centre site.
Housing Mix Provide for a range of sizes and mix of housing types at higher densities to include terraces and flats. Affordable housing (at least 30% of all new bedspaces) will be required.
Wildlife, Landscape, Open Space and Play Provision Retain mature trees where possible. Provide for formal/informal public open space 0.3 Ha would be required under the NPFA Standard for a development of 50 dwellings.
Education and Community Contribution to local school provision off-site may be required in relation to the Local Education Authority’s assessment of school provision in the area at the planning application stage.
Transport Provide the northern section of the new link road between West Street and Pound Lane consistent with townscape character; Access onto new link road; Extinguish existing vehicular access to High Street, (except for emergency vehicles); Retention of Portlands Alley; Replacement of public car parking in full, lost from West Street car park as a result of link road; Secure rear servicing to frontage premises on High Street and West Street; Contributions to additional town shuttle buses; High Quality 24 hours Pedestrian/cycle access to High Street, West Street, Pound Lane and the station including the retention of Portlands Alley as a quality pedestrian link; and Contribution toward the outcome of the Marlow Parking and Transport Study will be sought.
149
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 2 – DEVELOPMENT PRINCIPLES
Park Mill Farm Site Description Park Mill Farm is a greenfield agricultural site incorporating a sewage treatment works adjacent to, but outside the established settlement boundary of Princes Risborough. Site Specific Secure a form of development which is well integrated with Princes Risborough as an extension to the suburban area. This can be achieved through the provision of effective transport linkages to the town, and the provision of community facilities to serve new residents and the wider community of Princes Risborough. The visual perspective of the site from Whiteleaf Cross/Chiltern Hills is an important consideration. Development of the site will require new sewage and drainage infrastructure to deal with new development’s requirements. This may involve the relocation of the sewage works.
Housing Mix Provide for a range of house types and sizes to include detached, semi-detached, terraces and flats. Affordable housing (at least 30% of all new bedspaces), will be required.
Wildlife, Landscape, Open Space and Play Provision The new development will require a strong landscape structure, secured through a landscape masterplan. A strong landscape boundary to the site will be required including the provision of a substantial strategic landscape belt along the north western boundary of the site to prevent intrusion into open countryside. The site will need to provide for informal and recreational open space including an equipped children’s play area. Open space will be required in accordance with the NPFA standards. The main area of open space should be adjacent to Wades Park. The protection of the existing streams and their settings will be required.
Education and Community Contribution toward local school provision off site may be required in relation to the Local Education Authority’s assessment of school provision in the area at the planning applications stage. Contribution towards a built sports/community facility in order to meet the needs of the new development. Transport Secondary access (for emergency vehicles, buses and also for general traffic in an emergency situation) to Summerleys Road. A local distributor road, incorporating a loop road, between the two accesses (suitable for buses, and with signals controlling vehicles through the bridge under the Banbury railway line if necessary). Improvement to the Longwick Road and New Road arms of the Longwick Road roundabout. Improved footway/cycle track along Longwick Road (with link from development at the north-east corner). New high quality pedestrian and cycle route(s) across the Aylesbury railway line to include a route across Wades Park to give access to the town centre. Shared pedestrian/cycle subway under Banbury railway line. Start up of bus service to link with the town centre and the railway station and extended hours of operation for existing services along Longwick Road.
150
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 3 – DEVELOPMENT BRIEFING
DEVELOPMENT BRIEFING
1. Introduction
This Appendix outlines, in detail, the methodology for Development Briefing.
The purpose of the Development Briefing process is to assist developers in providing detailed advice on appropriate development solutions at an early stage in the planning process, by interpreting the Local Plan policy for the site, and the characteristics of the site and its locality, to ensure a high quality built environment which contributes to the local community. The aim is to reduce uncertainty for developers, by informing them about the constraints and opportunities presented by the site and the type of development expected by the Local Authority, and to improve the efficiency with which the subsequent applications can be considered, by reducing negotiation time.
As each site is unique, it is expected that each Brief will be similarly unique, and respond to the nature, size, ownership and location of the site. Although each Brief will be different, there are essential steps in the Development Briefing process that are common to the preparation of each which are outlined below. 2. Preparing the Development Brief
2.1 When will a Development Brief be Prepared?
Development Briefs are usually needed only for large or complex or sensitive sites and there is no defined threshold at which a Brief must be prepared or a prescribed area around the site which must be taken into account in its preparation. However, this Local Plan identifies those sites where a Development Brief is required. This includes all the strategic site releases outlined in Policy H2. In addition, there will be other sites where a development brief will assist the planning process including:
• The redevelopment of windfall sites
• Major developed sites in the Green Belt and countryside.
Where a Development Brief is required, it will usually be prepared where the following applies:
• The Local Plan has established the land use for the site; or
• An outline application has been approved establishing the land use.
Development Briefs will not be prepared in order to establish a land use for a site. Generally Briefs will be prepared when the Local Planning Authority becomes aware of the development pressure by the applicant to pursue the procedures towards detailed consent.
Preparing a Development Brief – Who Can Prepare a Brief?
Most Development Briefs are prepared by the Local Planning Authority, in association with the main interested parties involved with the particular sites. However, the Brief may be initiated by those who have a primary interest in the site, ie, the landowner or developer, and the following procedures allow for this. The Local Planning Authority should be informed before the Brief is prepared if this is the case. All Briefs must be subject to public consultation, and adoption, which means that close working with the Local Planning Authority is essential. The Local Planning Authority will always lead on the consultation and adoption procedures, although assistance by the developer/landowner may be appropriate. This is because respondents are more likely to reply to a Local Authority. Evaluation of consultation on the Brief is best carried out by those who have been involved in its preparation, further emphasising the need for co-operative working arrangements.
2.2 The Form and Content of Development Briefs
Development Briefs are not expected to follow a rigid formula. The content and style of the Brief should reflect its purpose. Development Briefs should be short and easy to read, and should be well illustrated. If a Brief is long and complex, an executive summary should be produced to highlight the key aspects. In order to be effective, and be capable of usefully informing the development process, Development Briefs should include the 151
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 3 – DEVELOPMENT BRIEFING
following:
Objectives of the Brief
At the outset, the objective of the Brief should be established, explaining why the Brief is being prepared, and what are the key objectives for the development of the site. This will normally establish the Local Authority’s wider expectations for the site.
Information about the Briefing Process
A Brief should explain how it fits within the development process including information on:
• Who prepared the Brief and how they can be contacted;
• The stage which the development process has reached;
• How consultation will be or has been carried out; and
• The status of the Brief – is it Draft or Adopted?
Detailed Site and Context Appraisal
The best development solutions should always flow from a good understanding of the site and its context. In this respect, the site appraisal is a critical stage in the Development Briefing process. The site and context appraisal should cover the following:
Site Information
The extent of information provided under this heading will depend upon the purpose of the Brief. The following checklist covers the extent of information that should be considered in the Brief:
• Physical Context: Descriptive information on the following (often most usefully shown mapped): topography, adjacent uses and townscapes, elements of local diversity, development pattern, building heights, key vegetation, local facilities including public transport, road and footpath network, any key views out, landmarks, and key views in to the sites, pollution sources (smell, dust, noise, etc), sensitive neighbouring relationships;
• Site Description: Physical description (best shown mapped) including: topography, vegetation and wildlife, buildings, access by foot/road, especially links to adjacent areas, uses, physical barriers, areas affected by pollution, smell, dust, noise etc, boundary treatment, enclosure, overshadowing, views within the site;
• Public Utilities: Including capacity information (if available), sewers, electricity, gas pipelines, overhead power lines, telecommunications;
• Ownership: Any related information, for example covenants (usually only necessary to show this for the site itself, unless access point or other adjacent land which is part of the development is in separate ownership); and
• Formal Designations: Including Areas of Outstanding Natural Beauty, Green Belt, Areas of Attractive Landscape, Special areas of Conservation, Special Protection Areas, Sites of Special Scientific Interest, Scheduled Ancient Monuments, Conservation Areas, Listed Buildings, Areas of Archaeological Potential, Tree Preservation Orders, Regionally Important Geological Sites, Biological Notification Sites, Sites of Importance for Nature Conservation etc.
Site Constraints
Each site will have its unique set of constraints. The Brief should identify these, preferably in map form, and explain the significance of each and how they may be overcome. These could include:
• Areas to be Protected from Development: ie: areas of nature conservation value, flood plains, archaeological interest, protected trees and hedges, wayleaves for utilities etc; 152
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 3 – DEVELOPMENT BRIEFING
• Ground Conditions: Including landslip, gas migration, settlement, hydrological difficulties, and soils;
• Known or Possible Contamination: Including previous uses where contamination may have occurred;
• Access Limitations: Junctions with limited capacity, limited visibility etc; and
• Sensitive Uses/Buildings Adjacent to the Site: Amenity/pollution issues etc.
Policy Context
The Brief should identify the main policy considerations including any relevant national Planning Policy Guidance, Structure and Local Plan policy, Supplementary Planning Guidance, area based initiatives, other Local Authority policies relevant to the site, and any existing consent or current proposals for the site and in the surrounding area.
2.3 The Briefing of Appropriate Development Responses
Development Briefs are not about producing blueprints or imposed design solutions. They are flexible tools. However, the Local Planning Authority will need to be satisfied that any development solutions they propose are:
• Physically capable of implementation; and
• Financially viable.
The simplest way to record appropriate development responses is diagrammatically on a site plan, supported by text to explain certain elements in more detail.
Guidance included in the Brief on appropriate development contributions should cover the following:
• Acceptable Uses for the Site: This should include proportions of mixed uses, and any unacceptable uses (normally confirmed already in policy or by outline planning consent);
• Possible Development Solution(s): Including any retained buildings, direction of development ie: frontages, scale massing and height of buildings, amount of development, expressed in a number of ways, perhaps floorspace, unit numbers, density or percentage coverage, means of circulation, main areas of planting and landscaping, appropriate detailing and materials, key features to be retained, land adjacent to the site that requires protection. Development solutions may be shown as a number of acceptable options or key principles, (these are best shown diagrammatically);
• Infrastructure Requirements: State the amount and type of facilities required, including, within the Wycombe Transportation Strategy area, appropriate levels of contributions and any off-site requirements; and
• Public Transport Accessibility: The location of the site relative to levels of access by existing scheduled public transport and in relation to footpath and cycleway networks, both existing or as proposed in the immediate and surrounding development area or areas.
In describing appropriate development solutions for the site, the Brief should also include what is not likely to be acceptable. This should include what is expected as part of any subsequent planning application, and an indication of how the Local Planning Authority will consider any applications that fall outside the requirements of the Brief. The Brief needs to state what can be flexibly interpreted and what needs to be more rigidly adhered to. The Development Brief will set out the design principles and the standards to be applied. 3. Consultation
All Development Briefs will be subject to consultation with local Ward Councillors, the public (especially immediate neighbours of the site), local amenity groups/residents associations, statutory consultees, landowners and developers with an interest in the site and any site occupiers. Consultation must be undertaken early in the 153
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 3 – DEVELOPMENT BRIEFING
Briefing process and should reflect the requirements of a particular Brief. PPG12: Development Plans and Regional Planning Guidance (February 1997) emphasises that the weight accorded to Supplementary Planning Guidance (including Briefs) will increase if it has been prepared in consultation with the public, and has been subject to Council resolution. Generally, the Local Planning Authority will co-ordinate the consultation procedure, by issuing a draft Development Brief for comment, and revising the Brief as appropriate to reflect local concerns.
Consultation Responses
Each response should be acknowledged, and where possible, taken into account in revising the Brief. Consultation is likely to raise information about the nature of development that will be acceptable and any legitimate concerns of the community. These responses are helpful to the developer in preparing the scheme for planning approval to gauge how objections might be overcome. An adopted Brief will carry a statement on how the consultation was carried out, the responses, and how the Brief has been revised to reflect these. 4. Adoption
In order to add weight to the consideration in determining applications, Development Briefs will be adopted. Occasionally, this will be delegated to the Strategic Director (Planning and Major Projects). Briefs will only be recommended for adoption following consultation. When a Development Brief is initiated by the developer/landowner or other outside interest, the Local Planning Authority will seek to negotiate, where there may be omissions or differences of interpretation, to agree the Brief before a recommendation is made to the Council Committee/ Strategic Director (Planning and Major Projects).
5. Status/Duration of Adopted Development Brief
Once approved, and having been subject to public consultation, the Brief is a ‘material consideration’ in determining any subsequent planning applications. Applicants should not find proposals rejected because of matters of principle when the proposal reflects the requirements of the Adopted Brief. However, the full details of the development proposal need to be assessed, and if other material considerations are not dealt with satisfactorily it remains within the Council’s power to refuse permission, notwithstanding the provisions of the Adopted Brief.
If circumstances change markedly, and it is clear that the Brief is stifling the potential for the site to be developed, it may be appropriate to review or update the Development Brief. A revised Brief will not be prepared in conflict with the Local Plan or seek to change or introduce new policies. It will be necessary to review the Local Plan to alter a land use designation, rather than issue a revised Development Brief. Only once the Local Plan designation has been approved will a Brief be revised to reflect the change in land use.
154
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 4 - DESIGN GUIDELINES FOR EXTENSIONS
DESIGN GUIDELINES FOR EXTENSIONS
The following guidelines are intended to help the designer create acceptable extensions. These will apply to most situations, but there may be special circumstances where the guidelines can be interpreted flexibly.
As with any new buildings, extensions need to be tested against both design and amenity considerations.
Design
In design terms, extensions to dwellings should:
• Marry in well with the design of original dwelling;
• Appear subservient to the original dwelling; and
• The resultant dwelling should respect the scale and character of surrounding area, including significant gaps or openness in the street scene.
Protecting Amenity
• Protect privacy of neighbouring dwellings. The extension will generally bring developments closer to one another, thus there is a need to ensure that it is not creating overlooking which was not previously a problem.
• Should not dominate the neighbouring dwelling in terms of relationships in scale, mass, overshadowing and outlook.
• Should not give rise to unreasonable noise and disturbance within the private realm of the neighbouring dwelling.
Extensions and development within residential curtilages will be assessed against the following guidelines:
Siting
In order to give visual separation from adjoining properties, two-storey and first floor side extensions on detached, semi-detached or terraced properties should normally be set at least 1 metre in from the boundary.
Projection
The projection of an extension out from the parent building should not enclose excessively the outlook from, or seriously affect the light to, an adjoining owner’s nearest habitable room. (Habitable rooms include kitchens, living rooms and bedrooms. Bathrooms, toilets, halls, landings, pantries, and store rooms are excluded). The outward projection of rear extensions will be determined as shown as follows:
(a) A line drawn at 60° (for single storey extension s) or 45° (for first floor and two-storey extensions) from the mid-point of the nearest ground floor windows of habitable rooms of adjacent properties. Where both adjacent properties are affected, the determining line will be from the worst affected, and projecting windows will be taken into account. This guideline is intended also to protect lighting levels. Further technical advice on this is found in the BRE (Building Research Establishment) Report 209, 1991, ‘Site layout planning for daylight and sunlight – a guide to good practice.’
(b) Where there are existing extensions on adjacent properties, the code will still apply. In order to maintain the symmetry of development, projections in excess of the furthest existing projection will not normally be allowed. 155
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 4 – DESIGN GUIDELINES FOR EXTENSIONS
Appearance
Extensions should be designed to complement the existing building, and be visually integrated with it. They should always be subservient to the original dwelling. This can be achieved visually if it is set back from the frontage. In most instances, extensions incorporating a hipped or pitched roof are appropriate particularly in the case of two-storey and first floor extensions, and where the extension is visible from the street or other public areas. Materials should match or harmonise with those of the existing building. Window proportions, and the proportion of void to wall should respect the existing dwelling. Exact matching of materials is often difficult. A set back will help to disguise slight variation.
Privacy
No flank windows in any extension (and particularly in those of two or more storeys) should be placed so as to cause overlooking and unreasonable loss of privacy to adjoining properties. Fixed non-opening windows in obscure glazing, or high level windows (ie: those with a sill height of not less than 1.7m from finished floor level) may be permissible in flank walls where no alternative is available.
Relationship to Neighbouring Dwellings
An extension should provide a satisfactory relationship with its neighbour. In assessing proposals, the impact of side facing windows in the neighbouring dwelling should be taken into account, particularly when these are the main source of light to a habitable room. In this circumstance, it may be appropriate to require a significantly greater gap than 1m specified above, to ensure the neighbour is not adversely affected.
Front Extensions
Generally, front extensions will be small scale, and should not significantly project forward of the dwelling. Extensions to the front of the building will be assessed additionally on the basis of their effect on the design of the existing building, the street scene, and the effect on the open aspect and other amenities of adjacent properties.
Dormer Windows
Dormer window extensions should be small, unobtrusive and designed so as to be in harmony with the existing building. In general, these should be considered simply as a means of lighting and ventilating the existing roof space, and not as an extended room pushed out into the roof pitch; thereby interfering with the original design of the existing building, and causing a visual intrusion into the street scene.
Garages
New garages, which give access to a public highway should retain a 5 metres driveway within the residential curtilage, those which give access to a shared private driveway should be at least 1 metre into the residential curtilage in order that the garage doors do not cause an obtrusion.
Self Contained Residential Annexes
A self-contained residential annexe will normally take the form of a single storey extension at the side or rear of the main dwelling and be comparatively modest in size, to allow a relative to live with their family, but 156
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 4 - DESIGN GUIDELINES FOR EXTENSIONS
with a degree of independence. An acceptable arrangement would be a bed- sitting room or a sitting room and separate bedroom together with a kitchenette, a bathroom and WC. Applications for accommodation on a large scale, and providing for a further room or rooms, will not normally be acceptable. The entrance to the annexe should be via the entrance to the main dwelling. A separate entrance to the side or rear may be appropriate, but proposals for a separate entrance at the front elevation will not normally be acceptable. The accommodation should be linked internally to the main dwelling, and should be designed in such a manner as to easily enable the additional accommodation to be later used as an integral part of the main dwelling. Extensions to existing dwellings, where self-contained accommodation is proposed without satisfactory links to the main dwelling, will generally be resisted.
157
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 4 – DESIGN GUIDELINES FOR EXTENSIONS
158
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 5 – AFFORDABLE HOUSING: OCCUPANCY CRITERIA
AFFORDABLE HOUSING: OCCUPANCY CRITERIA
Any application which requires an element of affordable housing to accord with policy H13 but which does not propose to secure that element through the involvement of a Registered Social Landlord (RSL) will not be granted permission, unless a planning obligation is entered into, requiring the following:
1. Each unit of affordable housing shall be no more than two bedspaces larger than the number of people in the household on each household first occupying it. For the purpose of this provision, persons under one year old are not to be taken into account.
Each bedroom in a unit is considered to equate to two bedspaces, unless the bedroom is less than 2m x 3m gross (including any fitted furniture or storage space), in which case it contains only one bedspace.
All the rooms in a dwelling are bedrooms EXCEPT:
(a) One room as a kitchen or other food preparation area;
(b) Those which contain a WC, sink, bath or shower (unless such facilities are specifically located in a room normally used as sleeping accommodation and designed and provided to meet the special needs of an elderly or disabled occupant);
(c) Rooms the sole purpose of which is to provide communication between other rooms, i.e., corridors, vestibules and stairwells;
(d) Any room with a floor area smaller than 4.65 m²;
(e) Any room which has a ceiling height, at any point, of less than 2m, unless the amount of floor space under that part of the ceiling (if any) which is at least 2m high is at least 4.65m²; and
(f) One room, on the ground floor if more than one storey, of the unit which is used as a living room, unless the unit is studio accommodation where the living room doubles as a bedroom and all other rooms in the unit would otherwise be excluded from the definition of a ‘bedroom’ by (a) to (e) above.
2. No person shall occupy any affordable housing unit unless on first occupying the unit, that person is part of a household which is in housing need as defined by Wycombe District Council, in section 3.60 of this Local Plan, and whose financial circumstances are as follows:
(a) Freehold long lease or shared ownership: The purchasers’ gross annual income on first occupying the unit must be no more than 20% of the figure that appears in the cost group in which Wycombe District has designated for a unit that size in the Total Cost Indicators Base table, as published by the Housing Corporation for the year in which that household first takes up occupation of the unit. ‘Long lease’ shall mean a lease for at least 50 years, at a rent no more than a nominal ground rent.
‘Gross annual income’ means the pay or other remuneration, pension or other benefits received by all the persons to occupy the unit, aggregated together before deductions of Income Tax, National Insurance and (if applicable) Pension Contributions, including any guaranteed bonuses or overtime but excluding any allowances in lieu of expenses.
(b) Rented: If the unit is to be occupied under a weekly or other periodic tenancy, the rent at the commencement of the tenancy must be no more than 35% of the net disposable income of the tenant.
‘Net disposable income’ means the aggregate of the pay or other remuneration including regular overtime or bonuses, pension or other benefits received by the legal tenant and all persons who will occupy the unit with him/her after deduction of Income Tax, National Insurance and (if applicable) Pension Contributions.
Normally, these figures would be calculated for each individual by looking at the actual sums so earned/paid over the twelve months immediately preceding occupation of the affordable unit, but for any individual who has not been in regular employment or otherwise in receipt of a regular income it may be appropriate to calculate this by multiplying the last weekly payment by fifty-two, or monthly payment by twelve. 159
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 5 – AFFORDABLE HOUSING: OCCUPANCY CRITERIA
The earnings of all persons over the age of seventeen who will reside in the unit will be taken into account when making this calculation, providing such persons are not in full-time education.
3. In addition, on first occupation, at least one member of the household must have a local connection with the District, i.e., must be:
(a) Resident in the District immediately prior to taking up occupation; or
(b) Employed or have a business located within the District, or have an offer of such employment which can only realistically be taken up if that person finds accommodation in the District.
These restrictions will apply not only to the first occupiers, but must be satisfied every time new occupiers take up occupation. They do not prevent the continued occupation of any unit by a family whose circumstances improve during their occupation, so that their gross annual income rises above the limit set out above; but would prevent disposal by such a household to any household that did not then meet the criteria.
The District Council would normally expect there to be a management company set up for the purpose of controlling occupancy, and ideally all units should be disposed of under leases or rented out rather than sold freehold. The District Council will take action to protect affordable housing, should it become apparent that units are being occupied in breach of the restrictions. Schemes not able to demonstrate adequate management may be refused consent, on the basis that there is inadequate machinery to ensure compliance.
160
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 6 – LOCAL HOUSING NEED: RURAL AREAS
ESTABLISHING LOCAL HOUSING NEED IN RURAL AREAS
This definition will be applied to the initial identification of need for affordable housing schemes, and in assessing the eligibility of future occupiers of such schemes.
Affordable rural housing can only be provided for, or occupied by, households who are unable to compete in the open market for house purchase or for whom private sector rents are too high. They must have a strong local connection to the community identified.
Local market conditions, and local wage rates, will need to be taken into account in assessing the extent to which local people can afford accommodation in their area, and to determine what level of payment would be within their means.
‘Local’ and ‘Community’ will refer to the parish or a group of villages in close proximity to each other and should be identified in consultation with the District Council. ‘Locality’ will have the same meaning.
Households in genuine need of affordable housing will normally only fall into the following categories:
(a) Existing households, able to demonstrate a long-standing association with the locality in terms of residence within it (e.g., they have grown up in the village or parish and may now be living elsewhere), or where there is a proven housing need accepted by either the District Council or the Registered Social Landlord (RSL);
(b) Households of long standing in the community requiring to vacate tied accommodation;
(c) Households including a person whose work does, or will, provide an important local service and who needs to live in the locality; and
(d) Households who need to move to the locality to care for a resident of long standing (such as an elderly or disabled relative) who currently resides in that settlement.
161
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 6 – LOCAL HOUSING NEED: RURAL AREAS
162
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 7 - OPEN SPACE
MINIMUM STANDARDS FOR OPEN SPACE
Open space includes outdoor sport, children’s playspace and more informal amenity areas. The open space standard below is broadly based on the National Playing Fields Association (NPFA) Standard for outdoor recreation for youth and adult use and the standard for children’s play areas, and will be applied in association with the District Council’s Leisure strategies to assess detailed facility requirements.
Open space should be provided as an integral part of the design concept for a scheme. Areas such as road side verges are not considered to fall within the provisions of the standard below.
The standard is: 2.4Ha open space per 1000 population
(In applying this standard, the starting point will be to assume 2.5 persons per dwelling. However, the District Council will take account of the mix of dwelling size on a scheme, and hence anticipated population of the proposed development, when assessing open space requirements).
DEFICIENCIES OF PROVISION IN OPEN SPACE
A Study was undertaken in July 1996 to review open space needs, accessibility and provision in the district, in relation to identifiable communities. The Study assessed the current shortfall in open space provision and highlighted areas of open space deficiency. The Study established a set of standards to secure new or improved open space. The Study used a 400m threshold for acceptable walking distance access to local parks (5 minute walk) and a standard distance of 800 metres walking distance was applied to parks meeting more than a local need (weekend need; 10 minute walk). When applied to local areas, the following areas of open space deficiency were identified (areas of critical open space deficiency are those which show both a 400m deficiency and an 800m deficiency).
DEFICIENCIES OF PROVISION IN OPEN SPACE
High Wycombe Marlow, Bourne Stokenchurch Lane End Princes End and Risborough Wooburn
400 Metre West Downley. West Marlow. West North Lane Clifford Road, Threshold The Pastures. Marlow Bottom. Stokenchurch. End. Hawthrone Road, Desborough & North Marlow. East East Lane End. Bell Lane Areas. Marlborough Street East Marlow. Stokenchurch. Princes Risborough Industrial Estate. Well End. South West South. Chiltern Avenue and Abbotsbrook. Stokenchurch. Princes Risborough Whitelands Road. Well End North. East. Cressex. Bourne End New Road. High Wycombe South. Princes Risborough South. Cores End. North. North Wycombe. North Wooburn. Totteridge & Flackwell Heath Micklefield. South. Tylers Green. West Flackwell Wycombe Marsh & Heath. surrounding residential areas. Robinson Road Estate and Hammersley Lane. Widmer End and Hazlemere.
163
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
7 - OPEN SPACE
High Wycombe Marlow, Bourne Stokenchurch Lane End Princes End and Risborough Wooburn
800 Metre West Downley. West Marlow. South East Slayter Road. Clifford Road. Threshold The Pastures and Marlow Bottom. Stokenchurch. Princes Risborough Middlebrook Road. East Marlow. South. North High Abbotsbrook. Northfield Road. Wycombe. Well End. Micklefield. Well End North. Wycombe Marsh. Bourne End Widmer End. South. Hazlemere. Cores End. Hammersley Lane. North Wooburn. West Flackwell Heath. Source: A Review of Public Open Space Needs and Provision in Wycombe District (November 1996) – Building Design Partnership.
The District Council will produce a Technical Note showing plans of the deficiency areas and identifying priorities of action in these areas. This Note will also provide details of the type of open space required in relation to different types of development and also details of appropriate facility provision.
164
July 2013) Plan Allocations Site and Delivery and 2008 July Strategy Core Adopted the by replaced and (2007); Extended and Saved (As 2011 to Plan Local District Wycombe 165
APPENDIX 8 – ACCESSIBILITY ZONES ZONES 8 – ACCESSIBILITY APPENDIX
WYCOMBE DISTRICT LOCAL PLAN TO 2011 – ADOPTED JANUARY 2004
NB: Diagrammatic only. Further detailed maps to be produced on a regular basis. See also the detailed Technical Note. PUBLIC TRANSPORT ACCESSIBILITY ZONES
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 8 – ACCESSIBILITY ZONES
166
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 9 - PARKING STANDARDS
These standards include a revised approach to parking provision when compared with the standards in the previously adopted Wycombe District Local Plan (July 1995).
These new standards are a response to recent Government guidance on transport, car parking and town centres. They are also more in line with the objectives of the Wycombe Transportation Strategy.
1. CONTEXT FOR THE NEW STANDARDS
1.1 Since car parking standards were last reviewed in detail, law and policy affecting parking at all levels has moved on. The following provides a list of the provisions which have effected key changes:
• Road Traffic Act 1991 (local authority enforcement of on-street waiting restrictions, enabling the designation of Special Parking Areas such as enacted in central High Wycombe);
• Revised PPG13: Transport and PPG6: Town Centres and Retail Development, with further revisions expected soon;
• The ‘package’ approach to local transport funding, i.e. bids to Government to support packages of interdependent urban transport measures;
• RPG9: Regional Planning Guidance for the South East;
• The London and the South East Regional Planning Conference (SERPLAN) recommendations on parking standards;
• Buckinghamshire County Structure Plan and Integrated Transport Strategy;
• Wycombe Transportation Strategy; and
• The Transport White Paper and Local Transport Plans, which further reinforce the integrated nature of transport and planning policy.
1.2 The approach advised by these changes is to move away from unrestrained provision for car travel, and use parking to influence future demand and use of other modes. RPG9, PPG13 and PPG6 recognise the long term impact that new development can have on this:
‘Plans should focus development in locations which encourage the use of less polluting forms of travel. Major generators of traffic should not be positioned where the great majority of trips will commonly be made by the private car; but should be encouraged towards locations where they can be effectively serviced by a range of means of transport’
(RPG9, paragraph 6.7, 1994)
‘Development plans (and development control) should aim to reduce the need to travel, especially by car, by:
• influencing the location of different types of development relative to transport provision (and vice versa); and
• fostering forms of development which encourage walking, cycling and public transport use’
(PPG13, paragraphs 1.7 & 2.11, 1994)
‘Local planning authorities should adopt planning policies to:
• maintain and improve choice for people to walk, cycle or catch public transport;
• ensure an appropriate supply of attractive, convenient and safe parking for shopping and leisure trips; and
• limit the supply of commuter parking to a level necessary for the functioning of the town centre, 167
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 9 - PARKING STANDARDS
to discourage car commuting where alternatives are available’
(PPG6, paragraph 1.3, 1996)
1.3 The key role which parking control can play in this is stressed in the RPG and PPGs, in that:
‘Restraint in the provision of parking, especially private spaces, should be used to discourage traffic from congested urban areas. Measures of accessibility, and the use of ‘maximum parking standards’ to limit parking at new developments and employment locations, have an essential role to play as part of an overall parking strategy’
(RPG9, paragraphs 6.21 & 6.22, 1994)
`Some studies suggest that levels of parking can be more significant than levels of public transport provision in determining means of travel, even for locations very well serviced by public transport’
(PPG13, paragraph 4.4, 1994); and
`In town centres, the main need is for parking which services the town centre as a whole, rather than dedicated parking for individual developments’
(PPG6, paragraph 2.31, 1996)
1.4 The Wycombe Transportation Strategy has been adopted to meet the local objectives for reducing congestion and encouraging non-car modes for travel. By providing for such schemes as pedestrianisation, cycle routes, bus priorities, parking controls and Park and Ride, it provides a framework for development planning and control consistent with RPG9, PPG13 and the PPG6.
1.5 Priorities for change promoted in the RPG and PPGs include:
• setting parking standards as the maximum, rather than minimum, acceptable levels of provision;
• setting on-site standards at lower levels for sites with potential for access via non-car modes, including Park and Ride, with the costs of off-site parking and other transport measures to address the shortfall in on-site provision being met through Section 106 payments, and additional developer contributions designed to encourage the location of development in those areas well served by public transport; and
• to encourage the provision of car parks which are shared between shoppers and others needing short term parking.
1.6 The approach adopted in these new guidelines have been based on a review of comparable standards in the South-East region; an analysis of current public transport accessibility; and the requirement to encourage both sustainable development and the use of non-car transport modes, as established in the Wycombe Transportation Strategy. Policy T2 of this Local Plan refers to the revised parking standards.
168
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 9 - PARKING STANDARDS
2. INTRODUCTION TO THE GUIDELINES
2.1 These new guidelines for parking embody the following changes:
(i) District-wide, a commitment to apply the standards as the maximum permitted, rather than the previous ‘normal’ parking requirement; and
(ii) the introduction of a system of ‘accessibility banding’ to the District, which classifies the District into five public transport accessibility bands, from the rural areas to High Wycombe Town Centre. Progressively lower maximum levels of parking provision are to be provided, depending on the level of public transport accessibility for different classes of development. A framework within which developer contributions may be secured in appropriate cases has been established. This will provide an incentive for developers to locate in areas of relatively good public transport accessibility. The purpose of the contributions is to enable the District Council, in conjunction with Buckinghamshire County Council, to fund appropriate off- site car parking, including park and ride, and other transport measures, to improve accessibility to the town centre and elsewhere, and to encourage the location of development in a sustainable manner.
2.2 Where a site adjoins a road which is a bus route and which also forms a boundary separating different accessibility zones, the criteria applying to the higher accessibility zone may be considered as applying to a site in the lower accessibility zone provided the site has (or is proposed to have) an access fronting on to the road which forms the boundary, which can be used by pedestrians.
2.3 When planning applications are made, the adequacy of the proposed parking facilities will be assessed against the standards set out in this document. The standards indicate the maximum provision of parking spaces that may be made. Where the District Council only requires operational parking to be accommodated on site, the number of spaces to be provided will be decided on the specific circumstances of the development. In relation to development within Accessibility Zone 1, commuted payments will be sought in relation to any parking which is to be provided off-site by the Local Authority including in the form of Park and Ride spaces. The level of commuted payments will reflect the cost of providing park and ride spaces. Operational parking would not normally involve general staff and visitor parking and would normally be restricted to disable persons parking, and a limited number of short term spaces essential for the function of the business concerned. This is to meet the demands of people with disabilities and delivery/collection space, taking account of opportunities to pool shared-use cars or participate in Green Transport Plans as proposed by the District Council (see Policy T16).
2.4 Notwithstanding the relevant provisions of this Local Plan, where a type of development is proposed which is not specifically included in these standards, the parking requirement will be assessed by taking into account the information submitted with the application, the site and locality characteristics, and experience of similar developments.
2.5 Where a site has more than one existing and/or proposed use (e.g. offices ancillary to industrial use), the requirement for each use will be assessed separately. In cases where there is little likelihood of uses being carried out concurrently, shared use of parking areas will be encouraged.
2.6 In most cases, other than in private residential development, provision for the parking of disabled drivers’ cars will be required, as set out in Section 8 of these standards.
2.7 Where the number of parking spaces required is fractional, these should generally be rounded down, except for small scale developments, such as for a single dwelling unit.
2.8 A general condition will usually be attached to planning approvals that will restrict the construction of new mezzanine floors at a later stage, for example, where buildings or parts of buildings have a general floor to ceiling height in excess of 4.5m. In such cases, the floor area will be regarded as comprising a single floor of accommodation for the purposes of calculating floorspace for parking standards.
169
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 9 - PARKING STANDARDS
3. DEFINITIONS
3.1 One term relating to floorspace is used in this document:
• gross floor area (gfa): the total floor area of all buildings on the site, measured externally.
3.2 Accessibility is a measure of how easy it is to reach a particular location. This has been defined in terms of the number of people who are theoretically able to reach a particular destination within 35 minutes generalised travel time (i.e. allowing for walking, waiting and interchange time) based on peak period public travel times and frequencies. Allowance has also been made for the effects of proximity to railway stations, bus routes and town centres.
3.3 On this basis, five Accessibility Zones have been identified. The higher the Accessibility ranking (on the basis of Zone 1 being high, and Zone 5 being low), the larger the number of people able to reach that Zone within 35 minutes.
3.4 The ‘Accessibility Zones’ referred to in these standards are identified as follows:
Zone 1 - Urban area, good public transport accessibility;
Zone 2 - Urban area, moderate public transport accessibility;
Zone 3 - Urban area, poor public transport accessibility;
Zone 4 - Urban area, very poor public transport accessibility or rural area with good public transport accessibility;
Zone 5 – Rural area, poor public transport accessibility.
4. RESIDENTIAL PARKING
4.1 Appendix 1 covers detailed parking design for residential layouts. Visitor parking space, where required, should be assigned to each dwelling or dwellings. Where this is not practical or desirable, any communal parking which is provided should be located close to the dwelling or dwellings it serves, and designed to encourage maximum use. Tandem parking will normally only be acceptable within the curtilage of a single dwelling. In the case of houses in multiple occupation, tandem parking may be acceptable where the total number of spaces does not exceed two. Where more than two spaces are required, these should be independently accessed. See also the requirements of Section 8 – ‘Parking for People with Disabilities’.
4.2 The standards for residential parking are set out in Table 4.
5. NON-RESIDENTIAL PARKING
5.1 Facilities should be provided within the site for appropriate storage, parking, loading, unloading and manoeuvring of goods vehicles. As a guide, large schemes should include space for a 15m articulated vehicle to turn, and all schemes should include service bays to units suitable for long wheel based light vans separate from parking spaces. See also the requirements of Section 8 - ‘Parking for People with Disabilities’.
5.2 The standards for non-residential parking are set out in Table 5. These local standards will need to be read in conjunction with whatever approach is confirmed in the revised version of PPG13: Transport, including any national maximum parking standards for larger developments.
170
Table 4: Maximum Residential Parking Standards in Public Transport Accessibility Zones 1-5. Type of Accommodation Accessibility Zone 1 Accessibility Zone 2 Accessibility Zone 3 Accessibility Zone 4 Accessibility Zone 5
(i) bedsits / studio flats and 0.5 space assigned per dwelling 1 space assigned to each dwelling; 1 space assigned to each dwelling, 1 space assigned to each dwelling; 1 space assigned to each dwelling; plus 5 1 bedroom dwellings plus 2 visitor spaces per 10 dwellings plus 3 visitor spaces per 10 dwellings plus 4 visitor spaces per 10 dwellings visitor spaces per 10 dwellings
(ii) 2 or 3 bedroom dwellings 1 space plus 0.5 visitor spaces 1 space plus 0.5 visitor space 1 space plus 1 visitor space 1 space plus 1 visitor space 1 space plus 1 visitor space assigned to each dwelling assigned to each dwelling
(iii) 4 bedroom dwellings 1 space assigned to each dwelling 1 space per dwelling, plus 1 visitor 2 spaces per dwelling, plus 2 visitor 2 spaces per dwelling, plus 2 visitor 2 spaces per dwelling, plus 2 visitor spaces plus 1 visitor space space spaces spaces
(iv) 5 bedroom or more As for 4 bedrooms, with variations As for 4 bedrooms, with variations As for 4 bedrooms, with variations As for 4 bedrooms, with variations As for 4 bedrooms, with variations dwellings determined case by case determined case by case determined case by case determined case by case determined case by case
(v) (a) Elderly Persons Accommodation: Where the units are restricted to occupation by persons aged 60 or over, with communal facilities (e.g. common room) and warden accommodation:
i) 1 bedroom units 0.5 space per dwelling 1 space, plus 2 visitor spaces per 10 1 space plus 3 visitor spaces per 10 1 space, plus 4 visitor spaces per 10 1 space plus 5 visitor spaces per 10 dwellings dwellings dwellings dwellings
ii) 2 bedroom units 1 space, plus 0.5 visitor space per 1 space, plus 1 visitor space per 1 space, plus 1 visitor space per 1 space plus 1 visitor space per 1 space plus 1 visitor space per dwelling dwelling dwelling dwelling dwelling
(b) Elderly Persons 1 space per 8 residents 1 space per 4 residents 1 space per 4 residents 1 space per 4 residents 1 space per 4 residents Sheltered Accommodation
(c) Elderly Persons: Judged on their merits in relation to Judged on their merits in relation to Judged on their merits in relation to Judged on their merits in relation to Judged on their merits in relation to the Other schemes of the above. the above. the above. the above. above. specialist provision
Plus provision as in (i) to (iv) above Plus provision as in (i) to (iv) above Plus provision as in (i) to (iv) above Plus provision as in (i) to (iv) above Plus provision as in (i) to (iv) above for any for any self-contained residential for any self-contained residential for any self-contained residential for any self-contained residential self-contained residential accommodation accommodation such as for a accommodation such as for a warden, accommodation such as for a warden, accommodation such as for a warden, such as for a warden, plus one space for warden, no additional parking for no additional parking for non- plus 0.5 space per each full time or plus one space per each full time or each full time or equivalent member of staff. non-residential staff. residential staff. equivalent member of staff equivalent member of staff.
(vi) Houses in multiple 0.2 space per bedroom rounded up 0.25 space per bedroom rounded up 0.3 space per bedroom rounded up to 0.4 space per bedroom rounded up to 0.5 space per bedroom rounded up to the accommodation (HMO) to the nearest whole number to the nearest whole number the nearest whole number the nearest whole number nearest whole number
See also the requirements of Section 8 – ‘Parking for People with Disabilities’
171
Table 5: Maximum Non-Residential Parking Standards in Public Transport Accessibility Zones 1-5. Use Accessibility Zone 1 Accessibility Zone 2 Accessibility Zone 3 Accessibility Zone 4 Accessibility Zone 5
(i) B1 and B2 1 space per 50m2 of gfa 1 space per 40m2 of gfa 1 space per 35 m2 of gfa 1 space per 30 m2 of gfa 1 space per 25 m2 of gfa (Business/General Industry) The Council may accept a reduced parking standard for B1(c) and B2, provided that an appropriate legal agreement is entered into restricting the change of use. (ii)B8 WAREHOUSING/STORAGE First 240m2 gfa: First 240m2 gfa: First 245m2 gfa: First 240m2 gfa: First 250m2 gfa: 1 space per 60m2 of gfa 1 space per 40 m2 of gfa 1 space per 35 m2 of gfa 1 space per 30 m2 of gfa 1 space per 25 m2 of gfa Additional floorspace above 240m2 Additional floorspace above 240m2 Additional floorspace above Additional floorspace above Additional floorspace above gfa: 1 space per 250m2 gfa of gfa: 245m2 gfa: 240m2 gfa: 250m2 gfa: additional space. 2 2 2 2 1 space per 225m gfa of additional 1 space per 200m gfa of 1 space per 150m gfa of 1 space per 100m gfa of Separate provision to be made for space additional space. additional space. additional space loading, unloading and 2 2 2 2 1 lorry space per 500m of gfa 1 lorry space per 500m of gfa 1 lorry space per 500m of gfa 1 lorry space per 500m of gfa manoeuvring of delivery vehicles including site area given over to including site area given over to including site area given over to including site area given over to storage storage. storage storage Separate provision to be made for Separate provision to be made Separate provision to be made Separate provision to be made loading, unloading and for loading, unloading and for loading, unloading and for loading, unloading and manoeuvring of delivery vehicles manoeuvring of delivery vehicles manoeuvring of delivery vehicles manoeuvring of delivery vehicles (iii) A1 RETAIL (a) Shops with GFA less than 1000m2 1 space per 60m²*, plus operational 1 space per 40m2 of gfa 1 space per 35 m2 of gfa 1 space per 30 m2 of gfa 1 space per 25 m2 of gfa parking to be provided on site.
2 1 space per 45m²*, plus operational 2 2 2 2 (b) Large stores, the first 1,000m as (a), the 1 space per 30m gfa 1 space per 25 m gfa 1 space per 20 m gfa 1 space per 20 m gfa 2 2 parking to be provided on site. next gfa between 1000m and 2500 m
2 1 space per 30m²*, plus operational (c) ‘Superstores’, the first 2,500m as (a) and (b), 2 2 2 2 2 parking to be provided on site. 1 space per 20m gfa 1 space per 15 m gfa 1 space per 10 m gfa 1 space per 10 m gfa the next gfa over 2500m 1 space per 45m²*, plus operational parking to be provided on site. 2 2 2 2 (d) Retail warehouses (DIY/Home Improvement/ 1 space per 30m gfa 1 space per 25 m gfa 1 space per 20 m gfa 1 space per 20 m gfa Garden Centres) In all the above cases, provision
should be made within the site for the loading, unloading and In all the above cases, provision In all the above cases, provision In all the above cases, provision In all the above cases, provision manoeuvring of delivery vehicles, should be made within the site for should be made within the site should be made within the site should be made within the site and for the overnight parking of the loading, unloading and for the loading, unloading and for the loading, unloading and for the loading, unloading and such vehicles where appropriate manoeuvring of delivery vehicles, manoeuvring of delivery manoeuvring of delivery manoeuvring of delivery “Floor area” includes those outdoor and for the overnight parking of vehicles, and for the overnight vehicles, and for the overnight vehicles, and for the overnight display areas used for displaying such vehicles where appropriate. parking of such vehicles where parking of such vehicles where parking of such vehicles where goods / plants etc. for sale “Floor area” includes those outdoor appropriate. “Floor area” appropriate. “Floor area” appropriate. “Floor area” display areas used for displaying includes those outdoor display includes those outdoor display includes those outdoor display goods/plants etc. for sale. areas used for displaying areas used for displaying areas used for displaying goods/plants for sale. goods/plants etc. for sale. goods/plants etc. for sale. (iv) A2 1 space per 60m²*, plus operational 1 space per 40m2 gfa 1 space per 35 m2 gfa 1 space per 30 m2 gfa 1 space per 25 m2 gfa parking to be provided on site. (Financial and Professional Services) (v) A3 1 space per 20m²*, plus operational 1 space per 15m2 gfa 1 space per 10m2 gfa 1 space per 5 m2 gfa 1 space per 5 m2 gfa parking to be provided on site. (Food and drink) Plus facilities within the site for Plus facilities within the site for Plus facilities within the site for Plus facilities within the site for Plus facilities within the site for loading, unloading and loading, unloading and loading, unloading and loading, unloading and loading, unloading and manoeuvring of goods vehicles manoeuvring of goods vehicles manoeuvring of goods vehicles manoeuvring of goods vehicles manoeuvring of goods vehicles
* To be provided in the form of publicly available parking, via commuted payments. See also the requirements of Section 8 – ‘Parking for People with Disabilities’.
172
Use Accessibility Zone 1 Accessibility Zone 2 Accessibility Zone 3 Accessibility Zone 4 Accessibility Zone 5
(vi) HOTELS/ 1 space per bedroom (including rooms 1 space per bedroom (including rooms 1 space per bedroom (including rooms 1 space per bedroom (including rooms 1 space per bedroom (including rooms MOTELS /GUEST for the use of resident staff). for the use of resident staff). for the use of resident staff). for the use of resident staff) for the use of resident staff). HOUSES No additional parking for members of 1 additional space for every 2 non- Plus: 1 space per 2 equivalent member Plus: 1 space per full-time equivalent Plus: 1 space per full-time equivalent non-resident staff. resident staff. of non-resident staff. member of non-resident staff. member of non-resident staff. For facilities open to non-residents: For facilities open to non-residents: For facilities open to non-residents: For facilities open to non-residents: For facilities open to non-residents: Appropriate A3 (food and drink) Appropriate A3 (food and drink) Appropriate A3 (food and drink) Appropriate A3 (food and drink) Appropriate A3 (food and drink) standards. standards. standards. standards. standards. Plus facilities within the site for the Plus facilities within the site for the Plus facilities within the site for the Plus facilities within the site for the Plus facilities within the site for the loading, unloading and manoeuvring of loading, unloading and manoeuvring of loading, unloading and manoeuvring of loading, unloading and manoeuvring of loading, unloading and manoeuvring of delivery vehicles. delivery vehicles. delivery vehicles. delivery vehicles delivery vehicles. Plus provision as in Residential (i) to Plus provision as in Residential (i) to Plus provision as in Residential (i) to Plus provision as in Residential (i) to Plus provision as in Residential (i) to (iv) for any self contained residential (iv) for any self contained residential (iv) for any self contained residential (iv) for any self contained residential (iv) for any self contained residential accommodation such as for a accommodation such as for a accommodation such as for a manager accommodation such as for a manager accommodation such as for a manager. manager. manager. (vii) HOLIDAY DEVELOPMENT
Self-catering
accommodation
1-2 bedroom units 1 space per unit 1 space per unit 1 space per unit 1 space per unit. 1 space per unit 3 or more bedrooms 2 spaces per unit 2 spaces per unit. 2 spaces per unit 2 spaces per unit. 2 spaces per unit (viii) REPAIR On their merits. 1 outside space per 40m2 of workshop 1 outside space per 30m2 of workshop 1 outside space per 20m2 of workshop 1 outside space per 15m2 of workshop GARAGES /MOTOR and maintenance /storage /office/ and maintenance /storage /office/ and maintenance/ storage/ office/ and maintenance/ storage/ office/ SHOWROOMS ancillary areas. ancillary areas. ancillary areas. ancillary areas. 1 outside space per 125m2 of car 1 outside space per 125m2 of car 1 outside space per 100m2 of car 1 outside space per 100m2 of car display/car storage area. display/car storage area. display/car storage area. display/car storage area. Plus facilities within the site for the Plus facilities within the site for the Plus facilities within the site for the Plus facilities within the site for the parking of breakdown/repair vehicles parking of breakdown/repair vehicles parking of breakdown/repair vehicles parking of breakdown/repair vehicles and for the loading, unloading and and for the loading, unloading and and for the loading, unloading and and for the loading, unloading and manoeuvring of delivery vehicles manoeuvring of delivery vehicles manoeuvring of delivery vehicles manoeuvring of delivery vehicles. (ix) PUBLIC 1 space for 10 seats of public 1 space for 8 seats of public 1 space for 6 seats of public 1 space for 4 seats of public 1 space for 4 seats of public ASSEMBLY accommodation, or 1 space per 25m²*, accommodation, or 1 space per 20m2 accommodation, or 1 space per 15m2 accommodation, or 1 space per 10m2 accommodation, or 1 space per 10 m2 BUILDINGS plus operational parking to be provided of public floorspace, whichever is the of public floorspace, whichever is the of public floorspace, whichever is the of public floorspace. on site. greater. greater. greater. Restaurant and bar facilities at the Restaurant and bar facilities at the Restaurant and bar facilities at the Restaurant and bar facilities at the appropriate standards. appropriate standards. appropriate standards. appropriate standards. Plus facilities for parking and Plus facilities for parking and Plus facilities for parking and Plus facilities for parking and Plus facilities for parking and manoeuvring of coaches and delivery manoeuvring of coaches and delivery manoeuvring of coaches and delivery manoeuvring of coaches and delivery manoeuvring of coaches and delivery vehicles where appropriate vehicles where appropriate vehicles where appropriate vehicles where appropriate vehicles where appropriate (x) LIBRARIES 1 space per 100m² plus 1 space per 2 1 space 80m2 public floorspace 1 space 60m2 public floorspace 1 space 40m2 public floorspace 1 space 40m2 public floorspace. staff members*, plus operational Plus 1 additional parking space for Plus 1 space per 2 full-time equivalent Plus 1 space per full-time equivalent Plus 1 space per full-time equivalent parking to be provided on site. every 2 staff. member of staff. member of staff. member of staff. Provision should be made for parking Plus facilities for parking of mobile Plus facilities for parking of mobile Plus facilities for parking of mobile Plus facilities for parking of mobile of mobile library van where appropriate library van where appropriate library van where appropriate library van where appropriate. library van where appropriate. (xi) SURGERIES On their merits. Spaces for support 1 space per full time or equivalent 1 space per full time or equivalent 1 space per full time or equivalent 1 space per full time or equivalent staff to be limited to parking for member of operational staff plus 2 member of operational staff plus 3 member of all categories of staff plus 3 member of all categories of staff plus 3 (Including veterinary ‘operational’ purposes. spaces per consulting/treatment or spaces per consulting/treatment or spaces per consulting/treatment or spaces per consulting/treatment or surgeries) similar room. similar room. similar room. similar room.
* To be provided in the form of publicly available parking, via commuted payments. See also the requirements of Section 8 – ‘Parking for People with Disabilities’.
173
(xii) SCHOOLS On their merits. Generally, schools will 1 space per staff member and 2 visitor 1 space per staff member and 2 visitor 1 space per staff member and 2 visitor 1 space per staff member and 2 visitor be encouraged to implement Green spaces for schools with up to 40 staff. spaces for schools with up to 20 staff spaces for schools with up to 20 staff spaces for schools with up to 20 staff Transport Plans – including safer Thereafter, 1 visitor space per 20 staff members. Thereafter, 1 visitor space members. Thereafter 1 visitor space members. Thereafter, 1 visitor space routes to school for pupils. Staff members. Generally, schools will be per 10 staff members. per 10 staff members. per 10 staff members. parking should be consistent with encouraged to implement Green Generally, schools will be encouraged Generally, schools will be encouraged Generally, schools will be encouraged parking standards applicable to the Transport Plans – including safer to implement Green Transport Plans – to implement Green Transport Plans – to implement Green Transport Plans – location zone. routes to school for pupils. including safer routes to school for including safer routes to school for including safer routes to school for pupils. pupils. pupils.
Parking space for deliveries, Parking space for deliveries, Parking space for deliveries, Parking space for deliveries, Parking space for deliveries, maintenance and coaches on school maintenance and coaches on school maintenance and coaches on school maintenance and coaches on school maintenance and coaches on school outings should be accommodated on- outings should be accommodated on- outings should be accommodated on- outings should be accommodated on- outings should be accommodated on- site. site. site. site. site. (xiii) COLLEGES On their merits. Generally, staff and 1 space per staff member. Student 1 space per staff member. Student 1 space per staff member. Student 1 space per staff member. Student AND OTHER student parking should be consistent parking to be determined on scheme parking to be determined on scheme parking to be determined on scheme parking to be determined on scheme EDUCATIONAL with parking standards applicable to merits but should be consistent with merits but should be consistent with merits but should be consistent with merits but should be consistent with INSTITUTIONS the location zone for comparable land parking standards applicable to the parking standards applicable to the parking standards applicable to the parking standards applicable to the uses. location zone for comparable land uses location zone for comparable land uses location zone for comparable land uses location zone for comparable land uses and take account of Green Transport and take account of Green Transport and take account of Green Transport and take account of Green Transport
Plan proposals. Plan proposals. Plan proposals. Plan proposals.
Parking space for deliveries and Parking space for deliveries and Parking space for deliveries and Parking space for deliveries and Parking space for deliveries and maintenance should be accommodated maintenance should be accommodated maintenance should be accommodated maintenance should be accommodated maintenance should be accommodated on-site. on-site. on-site. on-site. on-site.
See also the requirements of Section 8 – ‘Parking for People with Disabilities’.
174 APPENDIX 9 - PARKING STANDARDS
6. CYCLE PARKING
Residential Development – applies to flats or dwellings without dedicated amenity space
6.1 Where on-site garages or other forms of appropriate storage are not provided, residential development should provide a minimum of one cycle space per dwelling for one bedroom dwellings, and two spaces per dwelling of two bedrooms or more.
Non -Residential Development
6.2 Applications for non-residential development should be accompanied by provision for cycle spaces of minimum standards as set out in Table 6. Additional provision may be required for visitor parking.
6.3 Cycle stands should be provided in visible and accessible locations where they will be well used, either inside or outside the development. The Sheffield cycle stand is an acceptable standard to provide, as illustrated below. Such a stand should provide security against theft; be placed in a location that does not endanger pedestrians, especially the blind or partially sighted; be visually acceptable; and support cycles without damaging them.
6.4 Provision for cycle parking at schools and colleges should reflect proposals for safer routes to school and Green Transport Plans, as appropriate.
6.5 Where cycles would be expected to be parked for over two hours, the cycle parking should be protected from the weather.
All dimensions in mm
175
Table 6: Principal Cycle Parking Standards for the Five Public Transport Accessibility Zones
Land Use Category WDC (Proposed)
PT Accessibility Zone Zone 5 (low) Zone 4 Zone 3 Zone 2 Zone 1 (High) - Town Centre
Residential Dwelling without Garage/ Storage Facility
1 Bedsits/studio/1 bedroom 1 space 1 space 1 space 1 space 1 space
2 2 or more bedrooms 1.5 spaces 1.5 spaces 1.5 spaces 1.5 spaces 2 spaces
3 Elderly persons/community homes 1 space for 5 staff 1 space for 5 staff 1 space for 5 staff 1 space for 5 staff 1 space for 5 staff
4 Houses in multiple occupation (HMO) 0.5 space per bedroom rounded to 0.5 space per bedroom rounded 0.5 space per bedroom rounded 0.5 space per bedroom rounded to 0.5 space per bedroom rounded to the the nearest whole number to the nearest whole number to the nearest whole number the nearest whole number nearest whole number
Non-Residential 1 space per 250 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq 1 space per 200 sq m 5 B1 and B2 (Business/ General Industry)
6 B8 Warehousing/Storage 2 spaces minimum, then 1 space 2 spaces minimum, then 1 space 2 spaces minimum, then 1 space 2 spaces minimum, then 1 space 2 spaces minimum, then 1 space per 500 per 750 sq m per 500 sq m per 500 sq m per 500 sq m sq m
7 A1 (Retail) 1 space per 250 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq m
8 A2 (Financial and Professional Services) 1 space per 250 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq m
9 A3 (Food and Drink) 1 space per 250 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq m
10 Hotels 1 space per 10 beds 1 space per 10 beds 1 space per 10 beds 1 space per 10 beds 1 space per 10 beds
11 Repair Garages/Motor Showrooms 1 space per 250 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq m
12 Public Assembly Buildings 1 per 100 seats 1 space per 100 seats 1 space per 100 seats 1 space per 100 sets 1 space per 100 seats
13 Libraries 1 space per 250 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq m 1 space per 200 sq m
14 Surgeries 1 space per 5 staff 1 space per 5 staff 1 space per 5 staff 1 space per 5 staff 1 space per 5 staff
15 Schools Generally, 1 space per 5 pupils - but Generally, 1 space per 5 pupils - Generally, 1 space per 5 pupils - Generally, 1 space per 5 pupils - but Generally, 1 space per 5 pupils - but to to reflect Green Transport Plans and but to reflect Green Transport but to reflect Green Transport to reflect Green Transport Plans and reflect Green Transport Plans and local local safer routes to school policy. Plans and local safer routes to Plans and local safer routes to local safer routes to school policy safer routes to school policy school policy school policy
16 Colleges 1 per 5 students - but to reflect local 1 per 5 students - but to reflect 1 per 5 students - but to reflect 1 per 5 students - but to reflect local 1 per 5 students - but to reflect local Green Transport Plans local Green Transport Plans local Green Transport Plans Green Transport Plans Green Transport Plans
176 Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 9 - PARKING STANDARDS
7. SPACE STANDARDS
7.1 The following standards are intended as a guide to the layout of car parks, but may be varied at the discretion of the District Council. For example, the distance between rows of cars may be reduced subject to a corresponding increase in the width of individual car space. These standards are illustrated in Diagrams A-E.
(a) Dimensions of 2.4m (8ft) x 4.8m (16ft) should be provided for normal car parking spaces, with a distance of 6m (20ft) between rows for access where the parking spaces are at right angles to the traffic lane (Diagram A).
(b) The distance between rows can be reduced where the parking spaces are angled to the traffic lane. Where the angle between the parking spaces and traffic lane is 45° a distance between rows of 3.5m (11’6”) will suffice (Diagram B); and where the angle is 60°; a distance between rows of 5m (16’4”) will suffice (Diagram C).
(c) A 6m (20ft) traffic lane will normally be required for a single row of parking spaces (Diagram D).
(d) In cases where parking spaces are not marked out on the plan or the site, a minimum standard of 24m2 (258ft2) per car space (inclusive of manoeuvring space) will be required.
(e) Lorry parking spaces should be 3.0m (10ft) x 15m (49ft). The parking areas should include space for turning and manoeuvring.
(f) Where the operation of a business entails the parking of a van, the space required will be assessed with reference to the details of the individual application.
(g) Normally, wider car parking spaces should be provided for drivers with disabilities (see Section 8).
177
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 9 - PARKING STANDARDS
Suggested Layouts of Car Parking Areas (Diagrams A-E)
178
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 9 - PARKING STANDARDS
Diagram E
Nose-to-Tail Parking for Private Cars
Minimum
4.5-7.0 metres (see note)
2.4 metres
6 metres 6 metres
Notes:
On distributor roads, with 24-hour flows in excess of 5000 vehicles, the minimum clear running width should be 7 metres. The absolute minimum is 6 metres.
On distributor roads, with 24-hour flows between 2000 and 5000 vehicles, the preferred minimum width is 6 metres. The absolute minimum is 5 metres.
On access roads, with 24-hour flows up to 2000 vehicles, the preferred minimum is 6 metres. The absolute minimum is 4.5 metres.
179
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 9 - PARKING STANDARDS
8. PARKING FOR PEOPLE WITH DISABILITIES
8.1 Compliance with the standards below will be required in respect of buildings to which Part M of the Building Regulations 1991 apply. Additionally, compliance will normally be required in respect of other development to which the Chronically Sick and Disabled Persons Act (1970 and 1976) and Disabled Person Act (1981) apply, as well as in housing developments which include houses built to mobility standards and in housing developments for the elderly or disabled.
8.2 Bays for drivers with disabilities should be 3600mm wide, alternatively two standard (2400mm) bays with a marked shared space of 1200mm between them may be acceptable (for details see Diagram F, and ‘Access for Disabled People: Design Guidance Notes for Developers’ published by the Access Committee for England and available from Wycombe District Council Planning Department). The bays need not be marked exclusively for people with disabilities, except where the total number of spaces (standard and wide) exceeds 10, or there is a requirement under the Disability Discrimination Act. At all times, however, these spaces should be located as close as possible to the main accessible entrance to the building, with level or ramped access from the bay to the entrance. Wherever possible, the bays should be under cover.
8.3 The requirement for wider bays for disabled drivers has been related to the number of parking spaces provided, rather than directly to the floorspace of the building. The wider bays are included in the total parking requirements, and are not in addition to it.
8.4 Where car parking space numbers are reduced to reflect higher levels of accessibility, the proportion that is given over to disabled parking needs to be increased as generally those with disabilities are more likely to be reliant on the use of the car. Accordingly spaces for people with disabilities should be allocated as follows:
Employment generating development not normally visited by the public, and hotels open to residents only:
Zone
1 one space per 12 parking spaces up to 48 spaces thereafter one per 50 spaces or part thereof
2 one space per 15 parking spaces up to 60 spaces, thereafter one per 60 spaces or part thereof
3 one space per 18 parking spaces up to 72 spaces, thereafter one per 72 spaces or part thereof
4 one space per 21 parking spaces up to 84 spaces, thereafter one per 84 spaces or part thereof
5 one space per 25 parking spaces up to 100 spaces, thereafter one per 100 spaces or part thereof
Shops, buildings to which the public have access, and public car parks:
Zone
1 one space per 10 parking spaces up to 50 spaces thereafter three per 50 spaces or part thereof
2 one space per 12 parking spaces up to 60 spaces, thereafter three per 60 spaces or part thereof
3 one space per 14 parking spaces up to 70 spaces, thereafter three per 70 spaces or part thereof
4 one space per 17 parking spaces up to 85 spaces, thereafter three per 85 spaces or part thereof
5 one space per 20 parking spaces up to 100 spaces, thereafter three per 100 spaces or part thereof
Residential (General Purpose Housing):
1 wider space for every dwelling built to mobility standards.
Residential (Schemes for the Elderly and Disabled):
Up to 10 spaces or garages - 3 wider spaces or garages. Thereafter, 1 wider space or garage for every 4 spaces or garages. 180
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 9 - PARKING STANDARDS
Parking for People with Disabilities
Car Parking
- Located as close as possible to accessible entrance;
- Preferably under cover;
- For pedestrianised areas, within 50 metres of destination (uncovered); within 100 metres (covered); and
- On level ground.
Parking Bays
- Wide enough for wheelchair transfer to and from the car; and
- Designated for use by disabled people, and clearly signed at the entrance where more than 10 spaces in total are provided. Diagram F
181
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 9 - PARKING STANDARDS
182
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 11 – AREAS OF ATTRACTIVE LANDSCAPE AND LOCAL LANDSCAPE AREAS
AREAS OF ATTRACTIVE LANDSCAPE (AALs) The AALs within Wycombe District lie within the Thames Valley and protect the character and appearance of the landscape on the riverside and the prominent hills the river cuts through. There are four AALs:
Forty Green/ Bovingdon Green, Prominent grassy hillside overlooking the river, which lies between the AONB and the urban area. Marlow
Between Marlow and Medmenham Riverside meadows, providing an attractive rural setting for the river. A popular recreational area for walking along the tow paths. Includes wooded areas overlooking the River Thames.
Between Marlow and Bourne End Riverside meadows, providing an attractive rural setting for the river. Also a popular recreational area for walking along the towpath.
East of Bourne End to Wooburn Important and prominent hillsides, overlooking both the River Thames and the River Wye. An Green extensive area containing both meadow land and protected woodlands on the upper slopes.
LOCAL LANDSCAPE AREAS (LLAs)
Kingswood, Tylers Green and Forms a significant break between High Wycombe and Tylers Green/Hazlemere. Micklefield
Western side of the Wye Valley Complements an Area of Attractive Landscape on the eastern side of the Wye Valley. from Flackwell Heath to Bourne End
Wycombe Abbey School, The Provide an important contrast to the generally built-up nature of the valley floor and the town Rye, Holywell Mead, Warren centre. Wood, Deangarden Wood and Fennel’s Wood, High Wycombe, Tom Burts Hill, High Wycombe and Desborough Castle, High Wycombe
London Road, Wooburn Moor, Complements an area of AONB to the north and an Area of Attractive Landscape to the south. and Holtspur Lane, Wooburn Green
Roundwood, Sands Provides an important break in the urban area, on a prominent hillside.
Lane End Road, Sands Complements an area of the AONB to the South, which has no clear boundary on the ground.
183
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 11 – AREAS OF ATTRACTIVE LANDSCAPE AND LOCAL LANDSCAPE AREAS
184
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 12 – AREAS AND SITES OF NATURE CONSERVATION INTEREST
AREAS AND SITES OF NATURE CONSERVATION INTEREST
Map Ref Name of Area or Site Status OS Grid Ref Area (ha)
Special Areas of Conservation (SAC)
L7 NA None Confirmed NA 000 Candidate Special Areas of Conservation (cSAC)
L7 Aston Rowant (cSAC) L7a1 Aston Rowant National Nature Reserve (part) SU 731 967 128.3
L7 Chiltern Beechwoods (cSAC)
L7a2 Aston Rowant Woods SU 750 982 210.8
L7a4 Bradenham Woods
L7a7 Ellesborough and Kimble Warren SP 830 058 69.6
L7a13 Hollowhill and Pullingshill Woods SU 821 861 23.5
L7a18 Naphill Common SU 840 969 61.6
L7a24 Windsor Hill SP 826 027 48.6
National Nature Reserves
L7a1 Aston Rowant National Nature Reserve (part) SU 731 967 128.3
Sites of Special Scientific Interest
L7a1 Aston Rowant National Nature Reserve (part) SU 731 967 128.3
L7a2 Aston Rowant Woods Within Chilterns Beechwoods SU 750 982 210.8 L7a3 Bolter End Sand Pit SU 799 918 00.3 L7a4 Bradenham Woods Within Chilterns Beechwoods SU 826 981 134.4
L7a5 Buttler’s Hangings SU 817 961 4.30
L7a6 Coombe Hill SU 851 207 52.2 L7a7 Ellesborough and Kimble Warren SP 830 058 69.6 Within Chilterns Beechwoods L7a8 Fayland Chalk Bank SU 786 887 0.7
L7a9 Fern House Gravel Pit SU 883 884 1.3
L7a10 Frieth Meadows SU 798 905 2.6
L7a11 Gomm Valley SU 897 921 4.3 185
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 12 – AREAS AND SITES OF NATURE CONSERVATION INTEREST
L7a12 Grangelands and Pulpit Hill SP 827 050 25.8
L7a13 Hollowhill and Pullingshill Woods SU 821 861 23.5 Within Chilterns Beechwoods L7a14 Homefield Wood SU 812 867 6.1
L7a15 Lodge Hill SU 792 001 29.9
L7a16 Millfield Wood SU 870 954 9.5
L7a17 Moorend Common SU 802 905 29.0 L7a18 Naphill Common SU 840 969 61.6 Within Chilterns Beechwoods L7a19 Rodbed Wood SU 803 836 1.7
L7a20 Swains Wood SU 739 920 16.5
L7a21 Temple Island Meadows SU 768 846 15.6
L7a22 Turville Hill SU 769 914 22.3
L7a23 Widdenton Park Wood SU 817 915 25.1
L7a24 Windsor Hill
Within Chilterns Beechwoods SP 826 027 48.6
L7a25 Wormsley Chalk Banks SU 741 935 10.7
Local Nature Reserves
L7b1 Brush Hill SP 822 036 12.5 L7b2 Chairborough Nature Reserve SU 848 925 4.0 L7b3 Prestwood Picnic Site SU 867 992 2.0
L7b4 Sands Bank SU 835 934 11.9
L7b5 Warren Nature Reserve SU 914 880 2.3
L7b6 Whiteleaf Hill SP 822 039 11.1
Country Wildlife Sites (CWSs), Sites of importance for Nature Conservation (SINCs), Biological Notification Sites (BNSs) and Regionally Important Geological/Geomorphological Sites (RIGS), are not shown in this Local Plan, although the Council will consider their inclusion in a future Local Plan through the appropriate procedures once the County Wildlife Sites and RIGS studies are complete. In the interim, site information on CWS, SINCs, BNSs and RIGS is available from the Environmental Records Office at Buckinghamshire County Council, and Policy L9 will be used to protect sites of substantive nature conservation and geological value.
186
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 13 – CONSERVATION AREAS/PARKS AND GARDENS
CONSERVATION AREAS West Wycombe Whiteleaf Abbotsbrook Wheeler End Common Alscot Wooburn Amersham Hill, High Wycombe Wooburn Green Askett Wycombe Abbey School Berghers Hill Upper North Dean Bledlow Bradenham Cadmore End PARKS AND GARDENS OF HISTORIC Cadmore End Common INTEREST Clapton Mill Downley Common Chequers Ellesborough Fawley Court Fawley Harleyford Fawley Court Hughenden Fingest West Wycombe Park Four Ashes Wycombe Abbey Frieth Hedsor House Great Hampden Bradenham Manor Hambleden Cliveden (part) Hambleden, Mill End Dropmore (part) Hamden House Harleyford and Wittington Hedsor Road and Riverdale, Bourne End High Wycombe Town Centre, Saffron Platt and Frogmoor Horsenden Hughenden Manor Ilmer Lacey Green Lane End Little Marlow Loosley Row Marlow Medmenham Meadle Monks Risborough Northend Owlswick Pheasants’ Hill Princes Risborough Priory Avenue, High Wycombe Sheepridge, Flackwell Heath Skirmett Southend Speen Stokenchurch Terriers, High Wycombe The Common, Flackwell Heath Totteridge, High Wycombe Turville Turville Heath Tylers Green Watery Lane, Wooburn Green Well End
187
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 13 – CONSERVATION AREAS/PARKS AND GARDENS
188
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 14 – SCHEDULED ANCIENT MONUMENTS
SCHEDULED ANCIENT MONUMENTS
List as at 10 September 2001
St. John the Baptist’s Hospital, High Wycombe Desborough Castle, High Wycombe Castle Hill, High Wycombe Bowl Barrow on Cop Hill, adjacent to Upper Icknield Way, Bledlow-Cum-Saunderton Church Hill (West Wycombe Hill), West Wycombe Two Bowl Barrows, Slough Glebe Farm, Haw Lane, Bledlow-Cum-Saunderton Bell Barrows, Slough Glebe Farm, Haw Lane, Bledlow-Cum-Saunderton Bowl Barrow, Slough Glebe Farm, Haw Lane, Bledlow-Cum-Saunderton Bowl Barrow, Molin’s Works, Haw Lane, Bledlow-Cum-Saunderton Two Bell Barrows, Lodge Hill, Bledlow-Cum-Saunderton Bowl Barrow, Lodge Hill, Bledlow-Cum-Saunderton Bowl Barrow, near Saunderton Station, Bledlow-Cum-Saunderton Bledlow Cross, Wain Hill, Bledlow-Cum-Saunderton Village Settlement, Lodge Hill, Bledlow-Cum-Saunderton Roman Villa, Lodge Hill, Bledlow-Cum-Saunderton Moated Site and Settlement, near Roundabout Wood, Horsenden, Bledlow-Cum-Saunderton Grim’s Ditch, Bradenham, Walters Ash, Lacey Green, Great Hampden (8 Sites) Earthworks, Park Wood, Bradenham Bowl Barrow, Beacon Hill, Ellesborough Pillow Mound, Beacon Hill, Ellesborough Cymbeline’s Castle, Ellesborough Motte Castle known as Dane’s Camp, Great Hampden Multivallate Hill Fort on Pulpit Hill, Great & Little Kimble Cross Dyke, Ragpit Hill, Great Kimble Roman Barrow on Dial Hill, Great Kimble Moated Site and Medieval Settlement Remains, S and W of Manor Farm, Great Kimble Motte & Bailey Castle, Moated Site, Roman Villa, Little Kimble Roman Villa at Mill End, Hambleden Roman Villa at Yewden Lodge, Hambleden Medmenham Camp Hillfort, Medmenham Danesfield Camp Hillfort, Medmenham Medieval Settlement & Dovecote, Fillington Wood, Piddington The Mount, Princes Risborough Bowl Barrow, Whiteleaf Hill, 90m N of Whitleaf Cross, Princes Risborough Bowl Barrow, Whiteleaf Hill, 200m N of Whitleaf Cross, Princes Risborough Neolithic Barrow, Whiteleaf Hill, Princes Risborough Whiteleaf Cross, Princes Risborough Cross Dyke, Whiteleaf Hill, Princes Risborough Cross Dyke, Great Kimble Church, Great Kimble Moated site 250m north-west of Elmbrook Farm, Marsh, Great & Little Kimble Moated site, Apsley manor Farm, Marsh, Ellesborough Moated site 90m west of Terrick House, Ellesborough Moated site at Grove Farm, Terrick, Ellesborough Moated site and medieval remains, Church Farm, Saunderton, Bledlow-Cum-Saunderton Anglo Saxon Cemetery on Hemley Hill, Bledlow-Cum-Saunderton Roman Villa 140m east of St Mary and St Nicholas’ Church, Bledlow-Cum-Saunderton 53 Monuments
189
Wycombe District Local Plan to 2011 (As Saved and Extended (2007); and replaced by the Adopted Core Strategy July 2008 and Delivery and Site Allocations Plan July 2013)
APPENDIX 14 – SCHEDULED ANCIENT MONUMENTS
190