most northerly field, has a high capacity 4 Site Analysis for development where the site is relatively enclosed and the landscape is

4.1 Introduction most heavily influenced by neighbouring development. The southern half of the site 4.1.1 This section sets out the current built and is more open and rural in character but natural environment conditions for the with significant urban influences from the site. It informs the SWOT Analysis at the industrial estate to the west and the rear end of this Chapter, and helps to shape of dwellings along Road. Low- objectives for the site as set out in density housing within mature and Chapter 5. wooded gardens also occurs on 4.2 Landscape and Settlement Character higher/rising ground to the east and, to some degree, overlooks the site. The 4.2.1 Prior to removing the site from the Green southern part of the site has a moderate Belt a landscape appraisal of the site and to high capacity for development provided its surroundings was undertaken as part the outlook from neighbouring residential of a countywide Green Belt Review. A areas (dwellings to the east and Hedsor summary of the landscape appraisal Road Conservation Area) is addressed by follows: way of layout/character areas, buffering This site has well-established urbanising and/or screening. influences, particularly residential 4.3 Landscape Character development at the northern margin and the industrial estate at the western 4.3.1 There are no landscape designations that margin. The site is visually contained by a apply to the site or its surroundings. The mixture of built development, mature Chilterns AONB lies approximately 1.5km trees, woodland and hedgerows, to the northwest at its closest point. The overlooked from neighbouring Chiltern AONB Management Plan (2019- developments and to a degree from higher 2024) provides development guidance for ground to the north and east, where the building within the setting of the AONB. site is seen within its wider urban context. 4.3.2 The site and surroundings comprise part Public access and amenity is provided by a of Landscape Character Area 26.1 ‘Thames footpath passing through the site. Valley’ according to the Wycombe Sensitive visual receptors will be local Landscape Character Assessment, residents and users of the public footpath. undertaken by Land Use Consultants in The landscape lacks notable special 2011. Many of this areas key qualities but benefits from a ‘wooded’ characteristics are described in detail in outlook over rising ground to the east and the following sections. views to low hills to the north. The northern half of the site, particularly the

Consultation Draft, December 2020

Figure 4.1 Aerial photograph of the site

Consultation Draft, December 2020

Figure 4.2 Topography and drainage

Consultation Draft, December 2020

4.3.4 The Thames Valley is somewhat broader 4.4.2 Beyond the site, the wider area is well- than the Wye Valley, cutting across the populated by mature trees along local dip slope of the Chilterns, resulting in streets and in gardens of many gently sloping ground north of the Thames established residential neighbourhoods in floodplain, and relatively steep slopes to Bourne End, , Hawks Hill / the south that rise to approximately 75 Harvest Hill and parts of Hedsor Road. metres AOD. The floodplain is in fact at its Blocks of woodland are infrequent, narrowest where the site is located, occurring mainly to the southeast in approximately 600 metres wide, but Hedsor Park and the Cliveden Estate (see elsewhere typically extends 800-1000 figures 4.1 Aerial photograph and 4.3 metres and more wide. The river is Vegetation). reasonably broad and is a strong landscape feature in itself. 4.5 Settlement

4.3.5 The site itself is flattest in the central and 4.5.1 The area surrounding the site is well- western parts of the site, lying in the settled and of varied character. It is mainly region of 35 metres AOD before rising to traditional two-storey residential approximately 50 metres AOD towards settlement – the low-density rural the eastern margins, with gradients settlement along Hawks Hill and Harvest reaching 1:12 or more. Hill to the east, with denser village/urban development at Cores End and Bourne 4.4 Vegetation End to the north and west. 'A village 4.4.1 A mix of pasture and arable fields, with character is also established at Hedsor managed hedgerows between them and Road to the south. In contrast, the site's relatively unmanaged hedgerows and western margin is characterised by the trees at the site ‘boundaries, mostly on Wessex Road Industrial Estate and the adjoining properties. A small number of Dukes Meadow Business Park at Millboard mature trees are the subject of Tree Road, comprising relatively large modern Preservation Orders. The area was once industrial and commercial buildings. populated by orchards and one remnant 4.5.2 Settlement character and history is orchard survives adjoining the site’s described in more detail at section 4.2 eastern boundary. below.

Consultation Draft, December 2020 Figure 4.3 Vegetation

Consultation Draft, December 2020 4.6 Visibility the site from Cores End Road, or from nearby roads in Bourne End to the west. 4.6.1 Most views of the site occur within it and At the southern edge of the site, houses from its edges, with a few glimpsed or and gardens along Hedsor Road preclude long-range views from the wider area (see most public views into the site except for figure 4.4 Views and vistas). a glimpse at the entrance to Hollands 4.6.2 There are open views from the public Farm. East of the site, most views from footpaths that pass through the site the public roads towards the site are (WOO/3/1 and WOO/3/2) and alongside it obscured by roadside vegetation and at Millboard Road (WOO/4/1). There are houses. There is scope for glimpses of the glimpsed public views from the residential site in winter with the lack of leaves on streets north of the site at Princes Road, trees. Bridgestone Drive and Hellyer Way, as 4.6.5 There are limited opportunities for views well as from the employment areas at into the site from public rights of way in Wessex Road and Millboard Road to the the wider landscape. South of the site, a west. There are also brief glimpses into public bridleway descends the field (ref the site from Heavens Lea to the east. HED/2/1) towards the site, with a view 4.6.3 Views across the site looking to the west extending across/between the rooftops of and north are adversely impacted by the houses on Hedsor Road towards the appearance of the adjoining industrial mature trees within the site and to the estate / business park, and by the abrupt backdrop of Bourne End. From the north, boundary between the site and properties public footpath WOO/20/4 descends the on Bridgestone Drive / Hellyer Way. hill from the direction of towards and Cores End, with a 4.6.4 Views into the site from surrounding long-ranging view across the site to public roads and open spaces are mostly Bourne End and the countryside beyond. constrained by intervening buildings and vegetation. There are no public views into

Consultation Draft, December 2020 Figure 4.4 Views and vistas

Consultation Draft, December 2020 4.7 Settlement Character 4.7.4 Hedsor Road had a core of houses around the Garibaldi pub in the late nineteenth 4.7.1 The site directly adjoins the settlement of century and was largely surrounded by Bourne End. It is identified as a ‘large orchards. By 1900, many of the houses settlement’ within the Settlement seen today were built, with a few Hierarchy for the Local additions east and west completed by the Plan, with a mainly ‘traditional’ urban 1920s. However, nearby Hawks Hill and character (see Figure 4.5). Cores End Harvest Hill remained largely unbuilt at adjoins the northern side of the site and is this stage, though a handful of large part of Bourne End. Hedsor Road to the individual houses had begun to appear. It south is a settlement associated with was the 1960s and 1970s when many of Hedsor Parish, with worker’s cottages that the houses seen today were first built. used to house staff of and 4.7.5 Industry was historically located along the the nearby Hedsor Wharf, having a River Wye, using the water as a source of character of its own. Hawks Hill and energy as well as a raw material. This was Harvest Hill have a low density rural reinforced with the arrival of the railway, character and are also part of Bourne End. resulting in significant areas of Historic Settlement employment land between the railway 4.7.2 The original centre of Bourne End lies and river that remain to this day, though west of the site, on and around what is in a modern form now. The river here is now called Station Road. However, no longer used for commercial purposes Bourne End began to expand north of the and the railway line linking Bourne End to railway line late nineteenth century was closed in the 1960s onwards, and the modern (retail) centre and subsequently dismantled, leaving of Bourne End lies just north of the Bourne End with access to London only via station. Substantial residential (see Figure 4.6 illustrating development took place in the 1960s and the growth of development in the area 1970s and thereafter, merging Bourne between 1882 and 2015 and Figure 4.7 End with Well End a little further west. illustrating the present day range of The 1970s also saw the establishment of character areas found in the surrounding what is now the modern industrial estate area). and business park adjoining the site to the west, replacing the former mills along the River Wye. 4.7.3 In the meantime, Cores End remained relatively compact in the late nineteenth and early twentieth centuries, expanding a little to the east on Kiln Lane. It wasn’t until the latter half of the twentieth century that major residential expansion Figure 4.5 Settlement hierarchy in the area began to close the gap between Cores End and nearby Wooburn.

Consultation Draft, December 2020 Figure 4.6 A - F Historic maps

Consultation Draft, December 2020 4.8 Character Areas 4.8.6 Cores End has a compact linear historic core at the centre of the village, where Bourne End late-nineteenth century two-storey 4.8.1 Refer to Figures 4.8 a-d for photographs. pitched-roof houses line Cores End Road. Late twentieth-century housing 4.8.2 The modern centre of Bourne End, just development has taken a similar built north of the railway line, is mostly mid–to- form and broadened the village north and late twentieth century buildings. The south of Cores End Road. The church on shopping centre is mostly modernist in Kiln Lane marks the point at which Cores style, two storeys with flat roofs with End, Wooburn and Hawks Hill converge. brick, render and glazed facades. While Gardens are modest for the most part but some late-nineteenth and early twentieth there is reasonably good tree cover along century buildings line the Parade and parts of Cores End Road, along the River Marlow Road, much of the surrounding Wye and in some of the larger gardens. development is mid to late twentieth century housing and schools, mostly brick Hawks Hill/Harvest Hill with pitched roofs and two storeys high, 4.8.7 Refer to Figures 4.10 a-d for photographs. with occasional three storey buildings 4.8.8 The southern end of Wooburn adjoins towards the centre and occasional streets Hawks Hill / Harvest Hill across Kiln Lane, of bungalows / dormer bungalows characterised by large detached houses elsewhere. Streets and gardens are on large plots with mature gardens. Most typically generous for the most part and are modern houses borrowing from frequently support mature trees. traditional styles, being mostly two-storey 4.8.3 South of the railway station and in elevations in brick, render and tile, with pockets north of the station, houses are pitched roofs. Hawks Hill and Harvest Hill mostly two-storey pitched-roof buildings are heavily tree-lined. from the late nineteenth or early Hedsor Road twentieth century, in red brick or render, complemented by mid to late twentieth 4.8.9 Refer to Figures 4.11 a-d for photographs. century infill housing development. 4.8.10 Hedsor Road is lined with traditional two- Between the and Ferry storey houses from the late 19th & early Lane, large detached houses occupy 20th century, many of which jostle for equally large plots with mature trees. position close to the road. Plots are often 4.8.4 Around the railway station, former railway narrow and many houses are either line and along the River Wye lie modern terraced or semi-detached. Gardens are employment areas – brick and render long for most of the northern side of two-storey buildings are characteristic of Hedsor Road. A handful of gardens having the business parks, while metal cladding been substantially extended in the past. A and shallow-pitched metal roofs small group of houses to the eastern end characterise the industrial estates. of Hedsor Road is set back far from the road with very short or no rear gardens, Cores End placing them very close to the site. 4.8.5 Refer to Figures 4.9 a-d for photographs.

Consultation Draft, December 2020 Figure 4.7 Settlement character areas

Consultation Draft, December 2020 Figure 4.8 a - d photographs of Bourne End Figure 4.9 a - d Photographs of Cores End

Consultation Draft, December 2020 Figure 4.10 a - d Hawks Hill / Harvest Hill Figure 4.11 a - d Photographs of Hedsor Road

Consultation Draft, December 2020 4.8.11 The south side of Hedsor Road is of more the south side of the road. Despite being a mixed character, supporting a social club relatively busy road, the lack of formal and playing field, allotments and a engineered road design, footways, sizeable modern garden centre, retail signage and lighting helps retain the rural outlet and car park (see figure 4.7). character. Mature trees within the site and beyond are visible above the roofs in 4.9 Conservation and Heritage views from public vantage points to the south. 4.9.1 Heritage assets in and around Hollands Farm range from sites and buildings of 4.9.5 Hedsor Road and Riversdale Conservation local historic value to those of the highest Area adjoins the site's southern boundary significance in the wider landscape, such and at one point extends in the southern as Cliveden, a Grade I Listed Building area of the site. approximately 1.5km to the southeast, 4.9.6 Listed Buildings lie in close proximity to although it cannot be directly seen from the site at Cores End, Heavens Lea and the site. Hedsor Road (see Figure 4.13). There are Designated Heritage Assets also several Designated and Undesignated Heritage Assets in the surrounding area 4.9.2 Designated heritage assets include and it will be important to have special nationally Listed Buildings, Conservation regard to their settings. Areas and Registered Historic Parks and Gardens. Designated heritage assets Listed Buildings within and in the vicinity of the site are 4.9.7 There are 8 Listed Buildings within the identified in the Figure below. Conservation Area including Hollands on Hedsor Road and Riversdale Conservation Area Hedsor Road near the southern access, also May Cottage and Quantings located 4.9.3 This is a large Conservation Area south of on the southern side of Hedsor Road. Old the settlement of Bourne End. Formerly Bartons is just beyond the Hedsor Road comprising two separate designations, the character area and overlooks the junction two distinct areas of Hedsor Road (Upper with Ferry Lane (see Figure 4.13). Bourne End) and Riversdale were amalgamated to make a single 4.9.8 There is a group of Grade II Listed Conservation Area in 1991 (see Figure Buildings at Heavens Lea to the east of the 4.12). The Conservation Area Character site. This hamlet comprises vernacular Appraisal was updated and adopted in cottages – 1.5 storey brick and timber March 2018. structures with tile or thatched roofs and timber weather boarding (see Figure 4.9.4 The Conservation Area extends along the 4.10c). southern boundary of the site and also includes the proposed southern access. 4.9.9 The group of Listed Buildings immediately Housing fronts the road and is set within to the north of the site include Cores End the wider landscape with fields behind on House (Grade II*), Cores End United both sides reinforcing a distinctly linear Reform Church and Cores End Cottage form. It is intensively developed and has a (both Grade II) (see Figure 4.9c). relatively consistent and modest scale of building throughout; it is also adjoined by Registered Historic Parks & Gardens the Hedsor Club and Garden Centre on

Consultation Draft, December 2020 4.9.10 To the east lies the Grade II Registered Grade I Registered Park & Garden and Historic Park and Garden at Hedsor associated Grade II* and II Listed House. The park contains associated Buildings. Grade II Listed Buildings including Lord 4.9.12 It is not anticipated that the development Boston’s Folly and the Church of St will have a direct physical impact on any Nicholas. of the above designated historic assets or 4.9.11 Designated heritage assets in the wider their curtilages, special care is needed to area also include Cliveden which avoid or minimise harm to their settings. comprises the Grade I mansion in its

Figure 4.12 Hedsor Road and Riversdale conservation area map 1: character areas

Consultation Draft, December 2020 Figure 4.13 Designated and non-designated heritage assets

Consultation Draft, December 2020 Non-designated Heritage Assets 4.10.3 Three archaeological finds scattered within the site comprise roman 4.9.13 Locally Listed Buildings and historic buildings that contribute to the special metalwork, a roman coin and a medieval interest of the Conservation Area may be mount, scattered across the site. There is considered non-designated heritage no pattern of archaeological deposits assets. within the site.

4.9.14 While no undesignated heritage assets are 4.10.4 While the wider Thames Valley appears to located on site, there are several have been settled, there is no evidence of surrounding it, worthy of particular such (e.g. crop marks) on the site or in the mention: Southfields, Long Boyds, The immediately surrounding area. Meads, The Old Cottage and Erleigh 4.10.5 A small number of scattered finds occur Cottage, the Garibaldi public house, 1 & 2 from the Palaeolithic period to the Bronze Southview Cottages and Shalimar. These Age, mostly to the south, suggesting buildings are all situated on the north side activity in the local area. of Hedsor Road and noted within the 4.10.6 There is limited evidence of Roman Conservation Area character appraisal as activity in the area, including the course of important buildings. Refer to Figure 4.13 a road and a possible cemetery to the for non-designated heritage assets. southeast of the site. 4.10 Archaeology and Find Records 4.10.7 Early Medieval archaeology includes cemeteries to the northwest (60 and 4.10.1 The Historic Environment Record 300m from the site boundary) along with describes archaeological considerations as metalwork to the northwest, south and follows: southeast. 4.10.2 There are no designated archaeological 4.10.8 A geophysical survey carried out in 2019 assets with the site boundary, such as did not identify any anomalies of potential scheduled monuments or registered archaeological features. battlefields.

Consultation Draft, December 2020 Figure 4.14 Site access

Consultation Draft, December 2020 4.11 Access, Transport and Movement on or off the public roads. However, there is a local planning objective (DM4) to Vehicular upgrade the public right-of-way along the 4.11.1 Vehicular access to the site is currently former Bourne End to High Wycombe provided from the north at Princes Road railway line to a surfaced footpath and and from the south/Southwest at the cycleway, which would potentially entrance to Hollands Farm via Ferry Lane encourage more cycling for both and Bridge. Cookham Bridge is recreational purposes and commuting Grade II listed and has weight restrictions between Bourne End and High Wycombe. with limited capacity. Both access routes Pedestrians are constrained by adjacent properties. 4.11.5 There is existing pedestrian access into Roads also adjoining the site boundaries the site from Princes Road and Millboard at Bridgestone Drive to the north, at Road to the north, and from the entrance Millboard Road and Wessex Road to the to Hollands Farm on Hedsor Road to the west and at Heavens Lea to the east, with south. There is no pedestrian access into potential for additional vehicular and/or the site from the east. Public rights of way pedestrian links. provide pedestrian access through the site 4.11.2 The main route through Bourne End and (ref. WOO/3/1 and WOO/3/2) linking Cores End is the A4094. It approaches Hedsor Road to Princes Road, and to Bourne End from the south along Ferry Millboard Road (ref. WOO/4/1) (see figure Lane/Hedsor Road, then follows Furlong 4.14). Road and Cores End Road north of the site 4.11.6 In the wider area, provision for pedestrian before following Town Lane along the movement is reasonably good to the Wye Valley through Wooburn and north and west within Cores End and Woodburn Green to the northeast. Bourne End, where roadside pavements Meanwhile, the A4155 approaches are consistently provided. However, Bourne End from Marlow / Hawks Hill / Harvest Hill to the east and to the west. These are the main routes in Hedsor Road to the south generally have and out of the area. In addition, Kiln Lane no roadside pavements, where walking on provides a secondary route to the east, the road makes pedestrian movement while Hedsor Hill provides another to the difficult / unsafe. A short public footpath south. (ref. HED/3/1)) links Harvest Hill to Hawks 4.11.3 Hedsor Road (to the south) and Harvest Hill from the east, while a public bridleway Hill/Hedsor Hill (to the east and south (WOO/6/1) also links Harvest Hill to east) have weight restrictions of seven Hawks Hill further north. Two public tone. footpaths (HED/2/1 and WOO/3/3) join Cyclists Hedsor Road from the south, with potential to link into the site. Refer to 4.11.4 There is no specific provision for cycling Figure 4.15 for the location of local rights- lanes or facilities in the local area that of-way. would aid or encourage cycle use either

Consultation Draft, December 2020 Figure 4.15 Movement network

Consultation Draft, December 2020 Figure 4.16 Strategic rail map

4.12 Public Transport before following Cores End Road into the centre of Bourne End. It then turns south 4.12.1 There is a railway station at Bourne End along Station Road and Ferry Lane serviced by Great Western Railway, with towards Maidenhead. This route is served hourly services to Maidenhead (including by existing bus stops within 200 metres onward connections to London and north and 300 metres south of the site. elsewhere) plus additional peak time Services are operated by Arriva buses; services; trains also run to and from service 37 runs Monday to Saturday at Marlow via a spur line (see Figure 4.16). intervals of 15-45 minutes, while service 4.12.2 Two bus routes serve Bourne End, as 37A runs at hourly intervals on Sundays indicated on Figure 4.15. and bank holidays.

4.12.3 Bus route 36/36A runs between High 4.13 Green and Blue Infrastructure Wycombe and Bourne End via Flackwell Heath (Blind Lane), approaching the site 4.13.1 Within the site, there are relatively few from the northwest. It joins Cores End Green Infrastructure assets. A small Road before following Furlong Road and number of mature deciduous trees stand terminates on Station Road. This route within intact hedgerows centrally within serves existing bus stops within 800 the site. Of the most significant are metres of the site. Services are operated subject to Tree Preservation Orders. Most by Carousel buses and run Monday to of the site supports arable land and Saturday, excluding bank holidays, at improved pasture. The GI value of these intervals of 30-60 mins approximately. fields is relatively low for wildlife but they 4.12.4 Bus route 37/37A runs between High are fundamental to enjoyment of public Wycombe and Maidenhead via Bourne footpaths passing through them. Refer to End. It approaches from the direction of Figure 4.3 Vegetation Map earlier in this Wooburn along Brookbank / Town Lane section.

Consultation Draft, December 2020 Figure 4.17 Green Infrastructure (GI) Opportunity areas

Consultation Draft, December 2020 Figure 4.18 Canopy cover

Consultation Draft, December 2020 4.13.2 Adjoining the site to the east is an old passes within 100 metres north/northeast unmanaged orchard approximately 2.3 through Cores End and west/southwest of hectares. It fits the criteria for being a the site through Bourne End from where it Traditional Orchard (a priority habitat) flows into the River Thames, which lies and is designated as a Green Space in the approximately 300 metres west of the site Local Plan as well as being protected by a at its closest. The River Wye is a Green Tree Preservation Order. It contains a mix Corridor Opportunity Area 11. of small to medium trees with a few large 4.13.8 The tree canopy cover surrounding the mature native deciduous trees at its site tends to be higher in areas of larger boundary. more established properties around 4.13.3 North and south of the orchard, there are Hawks Hill, Harvest Hill and similar private gardens characterised by mature properties adjoining the River Thames. trees and shrubs some of which are also There is a lower canopy cover and protected by Tree Preservation Orders. generally smaller trees in the residential 4.13.4 Small numbers of trees and fragmented and industrial areas directly to the north hedgerows occur along most other and west of the site. In the wider area to boundaries. The northern site boundary is the west, mature trees occur frequently rather sparse, while the western boundary throughout much of Bourne End (see with Millboard Road is more consistently Figure 4.18). vegetated with trees and shrubs. The 4.13.9 Public rights-of-way link to the edges of western boundary with the Wessex Road the site and some pass through it, industrial estate supports small numbers providing scope for a highly integrated of trees with some recently felled trees local network of footpaths and regenerating themselves. The southern bridleways. Refer to Figure 4.15 for more boundary is defined by gardens of mixed details. sizes, some supporting mature trees. 4.14 Ecology 4.13.5 The hedgerows within the site are mostly formed of mixed native species and have Designated and Non-designated Ecological Assets been managed as agricultural field 4.14.1 There are no designated ecological sites boundaries. They are considered to be within or adjoining the site. The priority habitats and are therefore agricultural hedgerows on site are priority covered by policy DM13. habitats and so too is the traditional 4.13.6 There are no permanent water bodies orchard adjacent to the site. within the site, but it is close to the River 4.14.2 The most substantial and significant Wye. It is likely that wildlife crosses the designated ecological site is the nearby site to gain access to the river. Burnham Beeches Special Area of 4.13.7 Policy DM11 and the Green Networks and Conservation (SAC) / Site of Special Infrastructure Background Paper identify Scientific Interest (SSSI) / National Nature areas of Green Infrastructure (GI) Network Reserve (NNR) approximately 4 kilometres which are located close to the site to the to the east, with Littleworth Common south east, the east and the north of the SSSI. site (see Figure 4.17). The River Wye

Consultation Draft, December 2020 Figure 4.19 Phase 1 habitat survey (combined)

Consultation Draft, December 2020 4.14.3 Other significant sites include Cock Marsh the former orchard east of the site, SSSI and beyond that the Chiltern perhaps in conjunction with the adjoining Beechwoods SAC and Bisham Woods SSSI mature gardens, is a significant ecological / Local Nature Reserve (LNR). To the link to the east to Harvest Hill and beyond. northeast lies Fern House Gravel Pit near The woodlands and wooded gardens to Little Marlow. Warren Nature Reserve the southeast and east of the site are (LNR) lies to the northeast at Wooburn likely to influence wildlife movement Green. Other SSSIs, LNRs, Local Wildlife to/from and through the site. Refer to Sites (LWS) and Biological Notification Figure 4.20 above. Sites (BNS) are locate within the local 4.14.8 The River Wye forms part of the Central area. Chilterns Chalk Rivers Biological Protected Species and Species of Principal Opportunity Area (BOA) that covers the Importance northern and western parts of the site 4.14.4 There is scope for badgers to be using the (refer to Figure 4.21). site, as the fields, hedges and nearby 4.14.9 The Central Chilterns Chalk Rivers BOA woodlands provide suitable habitat. (https://bucksmknep.co.uk/boa/central- 4.14.5 It is likely that bats are roosting in some of chalk-rivers/) covers part of the western the trees and/or buildings within the site, side of the site (refer to Figure 4.6.3). Of and it is also likely that bats forage over the BOA targets associated with it, those with potential to be achieved on site are: parts of the site and use hedgerows and trees within and on the margins of the site  Lowland Meadows – Management, for navigation around and through the Restoration, Creation area.  Hedgerows – Management, Restoration, 4.14.6 More information about the extent of Creation ecological activity on site and the  Chalk Rivers – Management, Restoration constraints and opportunities it implies, is Other targets are: likely to be available towards the end of May 2020.  Traditional Orchards – Management, Restoration Ecological Corridors  Eutrophic Standing Water– Management, 4.14.7 Within the site, principal ecological Restoration corridors follow existing hedgerows through the site and along the site  Woodland – Management, Restoration margins (see Figure 4.19). It is likely that  Wood Pasture & Parkland – Management, Restoration

Consultation Draft, December 2020 Figure 4.20 Biodiversity designations and priority habitats

4.15 Flood Risk and Ground Conditions

Fluvial Flooding 4.15.1 The site is mostly within Flood Zone 1 (lowest risk) with a small pocket of Flood Zones 2 and 3 in the southwest corner. Beyond the site boundary at the northern vehicular entrance point via Princes Road (itself located in Flood Zone 1), Cores End Road is shown to be located in an area of fluvial flooding (Flood Zone 2 – medium probability) from the River Wye. Also, the southern vehicular access point is affected by fluvial flooding (Flood Zone 2 and 3) Figure 4.21 Green infrastructure and from the River Thames at Hedsor Road biological opportunity areas (see Figure 4.22).

Consultation Draft, December 2020 Surface Water Flooding 4.15.3 Low levels of groundwater flooding occur along the site’s western margin. 4.15.2 Figure 4.23 Flood mapping identifies areas of surface water flood risk in the northern 4.15.4 Groundwater levels are generally high in and western parts of the site. Central, central and western parts of the site as southern and eastern parts of the site are illustrated in Figure 4.24. Groundwater shown to be located in the very low flood levels may rise in response to high river risk area. As defined in Wycombe District levels (in this instance in response to Council’s Strategic Flood Risk Assessment water levels in the River Wye and/or River (SFRA) Level 1, the outline of the Medium Thames). The impact of rising Risk of Flooding from Surface Water has groundwater on the proposals may be been used as a basis to define Wycombe readily manageable through the Critical Drainage Areas (WCDA). See masterplanning process, e.g. by making Section 4.5 of the Wycombe District Local sure that flow routes are maintained Plan SFRA Level 2. through the site (to allow any emergent Groundwater Flooding groundwater to exit without incident).

Figure 4.22 Fluvial flooding map (Environment Agency)

Consultation Draft, December 2020 Figure 4.23 Surface water flooding map (Environment Agency)

Figure 4.24 Groundwater levels

Consultation Draft, December 2020 4.16 Services and Amenities required to ensure sufficient capacity is brought forward ahead of the 4.16.1 A full range of services and amenities can development. The developers are be found in the vicinity of the site as encouraged to work with Thames Water illustrated on Figure 4.25. early on in the planning process to 4.16.2 In broad terms, most services and understand what water infrastructure is amenities nearby are found towards the required, where, when and how it will be centre of Bourne End, to the northwest, delivered. including shops, retail services and 4.18 Noise, Vibration and Air Quality healthcare facilities. 4.16.3 In close proximity to the site is a small 4.18.1 The site lies within the vicinity of the River range of Services and amenities on Hedsor Thames. Pollutants are likely to include Road. These include the Garibaldi Pub, the nearby roads and industrial activities Hedsor Club, a garden centre (including within and adjoining the site. limited convenience retail) and 4.18.2 A timber sawmill / joinery operates on the allotments. At Wessex Road Industrial southwest corner of the site at Hollands Estate there are two gyms, sportswear Farm itself, with noise and dust likely to and school-wear shop and children’s soft arise while operating. play centre. 4.18.3 The adjacent industrial estate on Wessex 4.17 Utilities Road supports a mix of businesses. Amongst these are machine workshops, 4.17.1 Utilities enter and cross parts of the site, motor repairs / servicing / parts, food as indicated in Figure 4.26. There are no processing/manufacture and printing, existing overhead utilities such as power each with scope for emitting noise, and telecommunications. A foul sewer vibration and/or air pollutants. and foul rising main enter the site at the 4.18.4 Most traffic runs south, west and entrance to Hollands Farm, passing northeast of the site along the A4094, and through the farm and extending along the northwest along the A4155, beyond site’s western boundary to Millboard intervening residential areas. At peak Road. Foul sewers enter the south-eastern travel times, vehicles regularly queue on quarter of the site from Hedsor Road and these roads and are likely to raise noise Hawks Hill. Thames Water have identified pollution and air pollution locally. Smaller the water network capacity in this area is local roads have the potential for noise unlikely to be able to support the demand and air pollution from traffic to a lesser anticipated from the Hollands Farm degree, including Hedsor Road to the development. Strategic water supply south. infrastructure upgrades are likely to be

Consultation Draft, December 2020 Figure 4.25 Services and amenities

Consultation Draft, December 2020 Figure 4.26 Utilities

Consultation Draft, December 2020 4.19 Strengths, Weaknesses, Opportunities h) Few existing GI assets and and Threats (SWOT) connections give flexibility to development layout. 4.19.1 Key points from this chapter have been i) No designated ecological sites identified through a SWOT analysis. The within/adjoining the site, distance to SWOT analysis, community engagement major assets limits scope for adverse and planning policy connect, will guide the impacts. Development Objectives and Development Framework that follow in j) Hedgerows, the adjacent traditional Part 2 of this brief. orchard and the nearby River Wye are priority habitats that are likely 4.19.2 Figure 4.27 illustrates key Opportunities sources for a net gain in biodiversity and Strengths, while Figure 4.28 illustrates within the site. key Weaknesses and Threats. k) The majority of the site is in fluvial 4.19.3 Strengths Flood Zone 1 (low risk). a) No landscape designations to l) A comprehensive range of essential constrain development. retail and community facilities are b) Little vegetation within site, few/no already available in Bourne End, along losses needed. with a range of employment c) Existing built development occurs on opportunities. all sides, with scope for integration m) There are limited direct noise, dust or and limiting wider visibility into the air pollution effects from within and site. surrounding the site. d) A diverse mix of building styles and 4.19.4 Opportunities quality occurs in the surrounding a) Few constraints within the site area, while there is also consistent boundary enables easy integration / character to Hedsor Road and Cores distribution of landscape End. infrastructure and built development. e) Distinctive built form and b) Reduce the visual impact of architectural character of the neighbouring industrial estate / Conservation Area and Listed business park with landscaping Buildings. and/or built development. f) Road connections north (Princes c) Establish a more secure and attractive Road) and south (Hedsor Road) with residential edge at Cores End potential western vehicular links to boundary by ‘completing’ perimeter Bridgestone Drive, Millboard Road blocks. and Wessex Road. d) Use character of the Conservation g) Comprehensive and safe pedestrian Area and other heritage assets to routes linking north and west into inform the design approach of the Bourne End. proposed development. e) Use key views into/across the site as a setting to the Conservation Area to

Consultation Draft, December 2020 guide distribution of development k) New habitats and strengthening and green open space to maximum ecological corridors that connect into benefit of heritage assets. the wider GI network. f) Potential additional vehicular access l) Work with the adjoining landowner to points from the west - Bridgestone bring former orchard into active Drive, Millboard Road and Wessex management to improve its special Road. ecological value and provide a right of g) Re-route existing bus service(s) way linking the nearby bridleway. through the site. m) Address local issues with fluvial h) Connect to potential pedestrian route flooding as part of new road junction west through adjoining business park designs. / industrial estate and east through n) Provide a new school on site, with orchard, in order to improve potential to incorporate community pedestrian connectivity / uses. permeability. o) Provide a new healthcare facility with i) Provide and reinforce green modern facilities to attracted General infrastructure throughout the site and Practitioners. connect with the wider network. p) Use open space as a buffer to j) Relieve pressure of visitors to adjacent noise / vibration / pollution Burnham Beeches by providing new sources. recreational open space and robust GI links to the wider countryside.

Consultation Draft, December 2020 Figure 4.27 Strengths and opportunities

Consultation Draft, December 2020 4.19.5 Weaknesses m) Limited accessible sports and play provision. a) Few trees/hedgerows to provide immediate landscape structure; n) Limited capacity in existing schools. unattractive urban edge to western o) Existing utilities cross the site. boundary. p) Likely noise / dust / pollution sources b) Poor urban edge to Bourne End along directly adjoining site’s western western boundary with an adverse boundary. visual impact (employment land). q) Small-scale industry in the south- c) Garden centre detracts from western corner of the site on long- character of Hedsor Road. term leases limits scope and/or d) Reduced separation between timing for redevelopment. settlement 4.19.6 Threats (tier 2) and Hedsor hamlet (Tier 6) a) Perceived / actual merging of built-up e) Sensitivity of built heritage to areas. proximity and character of new development. b) Reduced private amenity for nearby/adjacent properties. f) Constrained vehicular entrances into site both north and south and need to c) Loss of private and public views to mitigate highway impacts at the open countryside. Hedsor Road/Ferry Lane junction d) Lack of perceived / actual integration g) Lack of pedestrian pavements to with Bourne End / Cores End. Hawks Hill / Harvest Hill and along e) Loss of perceived separation between Hedsor Road. Conservation Area and new housing. h) Nearby country roads unsuitable for f) Loss of visual relationship between the speed and frequency of modern trees / open space and Conservation traffic, such as Hawks Hill, Kiln Lane, Area. Harvest Hill, , Hedsor Lane, g) Impact of ‘standard’ highways design Sheepcote Lane and Heathfield Lane. for new junctions on built heritage i) GI assets have been eroded over time and Conservation Area. as a result of intensive farming h) Constrained vehicular site access may practice. impact upon movement of buses and j) Limited existing ecological assets other large vehicles. within site to act as corridors, i) Dependence on cooperation of ‘stepping stones’ or as biodiversity adjacent landowners may preclude source. establishing new secondary road and k) Fluvial flooding affects both vehicular pedestrian routes. access points. j) Agreement with private bus operators l) Groundwater levels and groundwater needed limits certainty of rerouting flooding limit options for SuDS buses through the site. solutions.

Consultation Draft, December 2020 k) Development severing the few have a negative impact upon existing hedgerows and reducing protected species. connectivity with the river. o) Fluvial flooding has the potential to l) Impact on protected species and interrupt access to/from the site. trees. p) Flood control and drainage works m) Former Orchard land ownership is must not worsen problems off-site. outside control of site promotors. q) Conflict between underground This limits the scope to establish services and trees (both existing and public access and ongoing new). management for the adjacent former orchard. r) Potential for queueing traffic at junctions to exit the site onto the n) Protected species may influence local road network, and/or increasing scope or extent of site development, queueing at existing road junctions. and conversely development could

Consultation Draft, December 2020 Figure 4.28 Weaknesses and threats

Consultation Draft, December 2020 PART 2: DEVELOPMENT FRAMEWORK

Consultation Draft, December 2020

Consultation Draft, December 2020