Terriers Farm High Wycombe Development Brief
Draft Issue V5 rei v sion notes
Draft version 1 Issues to LPA 22 Sept 2015
Draft version 2 Issues to LPA 3 Nov 2015
Draft version 3 Issues to LPA 15 Dec 2015
Draft version 4 Issues to LPA 15 Mar 2016
Draft version 5 Amended by LPA Oct 2016
p.2 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 CONTENTS 4.6.4 St. Johns Road 6.5.1 Residential
1.0 INTRODUCTION 5.0 DEVELOPMENT OBJECTIVES 6.5.1.1 Mix of dwelling size, type and tenure
1.1 CONTEXT 6.0 BRIEF FOR DEVELOPMENT 6.5.1.2 Affordable housing provision
6.5.2 Education 1.2 THE SITE & SURROUNDING AREA 6.1 SPATIAL ARRANGEMENTS OF LAND USES 6.5.3 Retail 2.0 PURPOSE OF BRIEF AND STRUCTURE 6.2 URBAN DESIGN PRINCIPLES 6.5.4 Community 6.2.1 Connections 3.0 KEY PLANNING POLICY PRINCIPLES 6.5.5 Green Infrastructure 6.2.2 Access options 3.1 NATIONAL PLANNING POLICY 6.5.6 Transport Measures 6.2.3 Walking distances 3.2 LOCAL POLICY:- 6.5.6.1 Off-site road improvements 6.2.4 Active frontages and private backs 3.2.1 Wycombe Core Strategy (2008) 6.5.6.2 Public transport 6.2.5 Design principles for Parking 3.2.2 Delivery and Site Allocations Plan (2013) 6.5.6.3 Footpaths and cycle routes 6.2.6 Cycle Parking 3.2.3 Wycombe District Local Plan 6.5.6.4 On site transport measures 6.2.7 Design of affordable housing 3.2.4 New Wycombe Local Plan 6.5.6.5 Travel plans 6.2.8 Design principles for the ‘soft landscape’ 3.2.5 Other relevant local policy guidance 6.6 HEALTH 6.2.9 Treescape 3.2.6 Website links to other documents 6.7 EMERGENCY SERVICES 6.3 NATURAL ENVIRONMENT 4.0 ANALYSIS OF THE SITE AND ITS CONTEXT to be6.3.1 Treesupdated and Hedgerows 6.7.1 Police 4.1 THE SITE: MAIN ISSUES – KEY RESPONSES 6.3.2 Ecology 6.7.2 Fire 4.2 CONTEXT/ TOWNSCAPE SETTING: MAIN ISSUES – KEY RESPONSES 6.3.3 Landscape 6.7.3 Ambulance
4.3 CONNECTIONS: MAIN ISSUES – KEY RESPONSES 6.3.4 Topography 6.8 WASTE
4.4 LAND USE: MAIN ISSUES: – KEY RESPONSES 6.4 TECHNICAL CONSIDERATIONS 6.9 UTILITIES
4.5 GREEN INFRASTRUCTURE: MAIN ISSES – KEY 6.4.1 Noise 6.9.1 Water RESPONSES 6.4.2 Air Quality 6.9.2 Gas/electricity/communications 4.6 CHARACTER OF SURROUNDING AREA 6.4.3 Contamination 7.0 DEVELOPMENT FRAMEWORK PLAN 4.6.1 Kingshill Grange development 6.4.4 Drainage 7.1 Approximate land budget 4.6.2 Green Road 6.5 ACTIVITY AND LAND USES 7.2 Connections and landscape structure 4.6.3 Grove Road
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.3 SECTION 1 Fi g. 1.1. - site location reference map INTRODUCTION 1.1. The site comprising the Terriers Farm landholding lies on the northern edge of High Wycombe and extends to approximately 23 hectares. The site straddles the boundary between the Terriers area and the Parish of Hazlemere, and lies between the A404/Amersham Road to the south and the wider countryside to the north. The site is dissected by a public right of way.
1.2. The Terriers Farm site is one of five reserve site housing allocations 1. On 17th November 2014, the Council’s Cabinet resolved to release all of the reserve housing sites to help meet the identified need for housing and in particular, the need to demonstrate a five year supply of deliverable housing land.
1.3. The Council has subsequently established a number of Liaison Groups and has embarked upon a period of public engagement and consultation relating to the way in which development proposals for the sites may be advanced.
1.4. An important part of this process includes the preparation of a Development Brief to inform the preparation of detailed proposals for the site and its surroundings, including a masterplan, for use along with other local and national planning policies to guide decisions on subsequent planning application(s).
1.5. Wycombe District Council has approved the Wycombe Reserve Sites Infrastructure Delivery Plan (June 2016) which sets out their cumulative infrastructure requirements. This work informs this development brief and should be read in conjunction with it.
town centre terriers site allocation
rail station additional land 1 Abbey Barn north, Abbey Barn south, Gomm Valley and Terriers Farm (all High Wycombe) and Slate Meadow (Bourne End) p.4 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 Fi g. 1.2. - looking east across the site PR U POse OF BRIEF 1.6. This Development Brief provides guidance for the Terriers Farm site that will be used to evaluate planning applications. The aim is to:
a. Set out the vision for, and key objectives of, the development. b. Identify key constraints and opportunities that will influence development and the approach to resolving conflicts where they arise. c. Establish a robust and comprehensive design approach that integrates the site into its surroundings. 1.7. Set out both the design principles to inform devel- opment and the requirements which should be met to ensure an adequate and consistent approach to quality and delivery.
DMEVELOP ENT BRIEF LAND (SITE ALLOCATION)
aDDITIONAL LAND (ADDITIONAL ALLOCATION)
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.5 COMN M U ITY ENGAGEMENT f igures 1.3-1.5 Terriers Public Workshop STRUCTURE 1.8. The principles in the brief have been informed by 1.13. This development brief comprises 7 sections: key stakeholders and the wider community through workshops that took place in February 2015 Section 1: provides an introduction to the Development Brief document; 1.9. The workshops raised the following key issues: Section 2: summarises the policy context at national and a. Create a mixed development (not only for housing); local level; b. Keep existing neighbourhoods separate; Section 3: sets out the existing baseline conditions;
c. Integrate existing hedgerows into the Section 4: summarises the key issues influencing the future green and movement infrastructure development of the site; so connecting existing green assets; Section 5: identifies the vision and overarching objectives d. Lower density in the east; that guide the concept for the development e. Take the need for new schools and community facilities into account; and Section 6: sets out design principles f. Provide housing suited to all age groups. Section 7: deals with phasing and implementation. 1.10. To help inform this development brief, the Council set up a local Liaison Group with representatives of the local area, including local ward councillors, to provide a forum for discussion of issues relating to development at Terriers Farm. This group has played a proactive role in the production of this development brief. Notes of the meetings of the Liaison Group and its terms of reference can be found on the Council’s website.
1.11. The draft brief will also be subject to formal consul- tation in Autumn 2016. Comments received will be considered prior to the finalisation and adoption of the Development Brief by the Council.
1.12. A summary of the comments received during the consultation and the changes made to the brief to respond to these comments are available to download from our website at www.wycombe.gov.uk/ xxxxxxxxxxx . Further details regarding Terriers Farm including the public workshops and engagement report can be found on our website at: http://www.wycombe.gov.uk/ council-services/planning-and-buildings/reserve-sites/ terriers-farm.aspx p.6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 section 2 the adjoining Area of Outstanding Natural Beauty, and protect the setting of the adjoining Conservation Areas and Listed Buildings.’ PLANNING POLICY 2.6. The original Local Plan Policy H2 allocation is shown 2.1. This Brief provides site specific supplementary edged in red on Figure X opposite. The surrounding land guidance to the Development Plan and the National (delineated with a dashed red line) performs a role in terms Planning Policy Framework. of the setting of the released reserve site allocation. It will be important for all future planning application(s) both within 2.2. The Development Plan for Wycombe district is the defined development brief area and within its setting (to made up of the following documents: include the land defined by the dashed red line) to have regard to this brief when bringing forward development in order to a. Buckinghamshire Minerals and Waste Local Plans ensure integrated development that conforms to good design to 2016 (part retained) and Buckinghamshire principles. Minerals and Waste Core Strategy. b. Wycombe District Local Plan to 2011 as saved, extended and partially retained. Fi g. 2.1 - reserve site Boundary plan c. Wycombe District Adopted Core Strategy. d. Wycombe District Adopted Delivery and Site Allocations Plan. 2.3. The Draft New Local Plan contains a site specific policy dealing with the development of Terriers Farm; this policy will gain weight as the Plan proceeds to adoption.
2.4. The site is a site reserved for future development in Core Strategy Policy CS8. It is also an allocated site for residential development under Policy H2 of the adopted Local Plan. The original Development Principles for the site are set out in Appendix 2 of that document and form the basis for this Brief which will be a material considera- tion in the determination of any planning applications for this site.
2.5. The key Local Plan policy aim is to:-
‘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 G reen space/former cricket pitch will need to safeguard important landscape, historic, and nature conservation features of the site, not adversely affect woodland Hazlemere recreation ground
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.7 SECTION 3 Fi g. 3.1- reserve site local context plan THE SITE & SURROUNDING AREA CONTEXT
3.1. The Terriers Farm reserve site is located to the north of the main A404 High Wycombe to Amersham road; approximately 2km from High Wycombe town centre and Chiltern Railways mainline rail station and 3km from Junction 4 of the M40. (See Figure 3.1). The site straddles the boundary between the Terriers area of High Wycombe to the west and the Parish of Hazlemere to the east.
3.2. The Reserve Site within the development brief area is approximately 23 hectares and with the additional land in its setting, the wider area extends to some 25 hectares when the green space and woodland is included.
3.3. The site comprises Terriers Farm and, with the exception of the farm house and associated farmyard buildings, the land consists of a number of gently sloping fields currently laid to grass. In terms of character, the fields generally have tree-lined boundaries and hedge- woodland footpaths sensitive boundaries rows - features which are to be integrated into the Development Framework proposals for the site. The site Green Space bridleways fronts Kingshill Road to the west and is bounded by Lady’s Mile, a bridleway to the north, which is the boundary to hz a lemere recreation ground listed buildings Chilterns Area of Outstanding Natural Beauty (AONB) and the London Metropolitan Green Belt. Registered common land terriers farm buildings 3.4. To the south is a copse, adjacent disused cricket field and Terriers House. Terriers House is a Grade II Listed building, which dates from the late 17thC entury. The adjacent property, Terriers Lodge, is a separately listed Grade II building. Between the western fields age and Amersham Road/A404 is an area of common land im and beech woodland, which together with Totteridge n ti Common are situated within the Terriers Conservation ai Area a w g 3.5. To the east is Hazlemere Recreational Ground, which is laid out as seasonal sports fields. p.8 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 HI A StorIC L CONTEXT HI StorIC MAPS 3.6. The first documentary reference to Terriers dates to 1714. The provenance of this name is uncertain, but it may be a personal name or derive from people ‘tarrying’ after coming out of High Wycombe up Amersham Hill.
3.7. Figures 3.2 - 3.4 show how Terriers has been gradu- ally incorporated into the suburbs of High Wycombe and has remained separate from the Parish of Hazlemere to the East.
f igure 3.2 os 1900
sensitive boundaries
figure 3.3 os 1938
figure 3.4 os 1977-80
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.9 SECTION 4 f igure 4.1 Historic Environment Key Issues and Site Appraisal li sted building 4.1. This section sets out an analysis of existing physi- cal conditions relevant to the area to help build up a Conservation area picture of the site and surrounding area. These issues listed below are shown on figures 4.1 - 4.10 and all have varying degrees of influence on the design proposals for terr iers farm the site. They provide information on the following:
a. Policy constraints, e.g. AONB, Conservation Areas, Listed Buildings, Green Belt b. Topography and Landscape c. Land Use and catchments d. Existing Access and connections e. Green Infrastructure f. Trees g. Ecology h. Surface water drainage and flooding i. Noise and other potential nuisance (if required eg along Kingshill Rd) j. Utilities and services
aonb & greenbelt
green space
registered common figure 4.2 Landscape Policy designations p.10 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 f igure 4.3 topography and views
views
sloping land topography Low
high
sei o m -iMPr ved neutral grassland
unimproved neutral grassland
woodland
badger paths figure 4.4. ecology
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.11 figure 4.5. trees and canopy cover
trees and large hedgerows
areas of potential surface water drainage
f igure 4.6 drainage & surface water flooding p.12 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 figure 4.7 local movement
footpaths (PRow)
bdlri eway
bus stop
existing vehicular access
existing pedestrian access
Si te Allocation Schools Sports & Recreation Healthcare Local Pubs Post Office Main Transport Link
f igure 4.8 local catchments
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.13 f igure 4.9. distance to public transport area of site within 400metres of public transport
b us stops
area of site within 400m of public transport if new route created through woodland to a404
40mm water main
11kw electric cable
18” gas main precise location uncertain
figure 4.10 services and utilities p.14 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6
SUMR M A Y OF CONSTRAINTS PLAN f igure 4.11 summary of constraints 4.2. A table of issues and responses has been produced and is available on the webpage.. The principal findings of the above analysis is summarised on the following constraints and opportunities plans (Figures 4.11 - 4.12) The constraints plan highlights issues that potentially limit the form and/or extent of the proposed development. These include:
Lan d/townscape a. The impact upon the Chilterns AONB; b. Retaining a strong Green Infrastructure network through the site; c. Impact upon existing trees and hedgerows; d. Impact upon ecology; and e. Surface water flooding. C onnectivity f. Access to facilities and public transport; g. Cycle and pedestrian routes and linkages; h. Wildlife linkages through the site; and i. The road network for the site. Lane d Us j. Housing Provision; k. Public Open Space provision; l. Access points; and green Belt and AONB conservation area and listed buildings m. Location and amount of formal open space.
G eneral Public Common Land terriers farm buildings n. Retain separate identity between Hazlemere and Terriers; existing & new formal open space flooding o. Inadequate Community facilities including schools; p. Provision of services (utilities etc); and Existing inFormal Open space trees and hedges
q. Housing appropriate to all age groups. unimproved neutral grassland gas line Bounr da ies Buffer to Lady’s mile existing access points r. Sensitive boundaries to the AONB, conservation area and existing properties. p.16 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 f igure 4.12 summary of opportunities Smum ary of opportunitites plan 4.3. Fig 4.12 illustrates some of the many opportunities that future development could take to positively integrate with its context. These include:
Lana dsc pe a. Create a connected network of open spaces within site area that link into the wider landscape and GI framework; b. Retain trees and hedgerows to create the structure for the development; c. Incorporate sustainable drainage within the public realm to enhance the sense of place; and d. Strategic open space located adjacent to existing recreation ground to expand the sports hub, reinforce the green infrastructure network and maintain separation between neighbourhoods. A ccess e. Additional accesses/improved connections to integrate development with existing built environment and to the open countryside. Her itage f. Re-use of the historic Terriers Farmhouse farm buildings to enhance an area of community focus and reinforce local distinctiveness. green Belt and AONB terriers farm buildings
Common Land bus stops
main access through the site trees and hedges
potential new pedestrian routes potential new access points
potential new pedestrian access points existing access points
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.17 C HAracter OF THE BUILT Fi g. 4.13 reserve site character areas ENVIRONMENT 4.4. Local distinctiveness is what often makes a place special and valued. It relies on physical aspects such as:
a. The local pattern of street blocks and plots; b. Building forms; c. Details and materials; d. Style and vernacular; e. Landform and gardens, parks, trees and plants; and f. Wildlife habitats and micro-climates. 4.5. It is important that the character of any new devel- opment responds to the existing context and creates development that is strongly routed to its local setting. Being responsive to the character of the local built form should not result in pastiche replicas; instead the emphasis should be placed on contemporary interpreta- tion of traditional building forms to suit today’s needs. Contemporary design is encouraged where it respects the character and appearance of the local context and sc pa ious suburban arts & crafts uses high quality materials and detailing. Contemporary influence 12 dph parkland terraces & pavilions 23 dph design must still be informed by a contextual analysis. Character analysis should focus upon the neighbour- suburban detached 14 dph spacious treed suburban 6dph hoods of Terriers and Hazlemere and nearby surrounding settlements. townhouses and terraced streets detached suburban and 44 dph apartment blocks 11-30 dph 4.6. Terriers Farm lies on the northern edge of High vernacular terraces and Wycombe. Lady’s Mile helps separate the site from the uniform street suburban 16 dph semis 11 dph wider countryside, while existing residential develop- victorian semi-detached villas ment borders the southern and western boundaries. 22dph suburban bungalows 11dph Accordingly the southern part of the site is more closely linked and influenced to the existing urban area to the south than the northern and eastern fields. The village experienced significant growth from the mid-twentieth century but locally, retains its own distinct 4.7. The neighbourhoods of Hazlemere and Terriers identity west of Totteridge Common. Historically, are located immediately to the east and west of the site. the settlement of Terriers comprised dispersed build- The core of the former was historically around the main ings, scattered along the Amersham Road, scattered Hazlemere Crossroads at the Amersham Road/Holmer farmsteads and larger houses. Green Road/Green Street and Penn Road junction p.18 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 4.8. The features and attributes of traditional develop- ment within these settlements provide evidence of the area’s locally distinctive character: a. The Amersham Road is the principal route connecting the neighbourhoods and retains a strong landscape structure comprising street trees, verges and boundary planting. Higher continuity of frontages
key routes and at junctions. A network of more informal streets and lanes connect to the higher order routes. Where bordered on one side by woodland or spaces, lanes are typically low-key shared surfaces: b. The network of common land, incidental open spaces FIGURE xxx xxx FIGURE XXX XXX and ponds act as important focal points/nodes; c. spaces. Elsewhere landscape features and structures d. 1 ½ - 2 ½ storeys in height; e. Use of simple rectangular building forms; f. Wide variety of housing types, building eaves IMAGE AWAITING AWAITING and ridge heights, building line, plot widths and IMAGE detailing combine to form harmonious groups of buildings owing to restricted palate of materials; FIGURE XXX XXX FIGURE XXX XXX g. h. Steeply pitched roofs in clay tile or slate; and i. Use of gables and dormer windows.
AWAITING IMAGE AWAITING IMAGE
FIGURE 4.XX XXXXX FIGURE 4.XX XXXXXX
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.19 4.9. Elsewhere, the built environment of the area dates predominantly from the 20th Century and is sub-urban in character. Positive attributes could form useful prece- dents for new development: eg Green Street:
a. Detached or semi-detached properties 2 or 2 ½ storeys in height; b. Asymmetrical elevations with picturesque composition; c. Complex and picturesque roof forms, often with projecting gables; d. Chimney stacks treated as prominent features; f igure xxx xxx figure xxx xxx e. Use of dormer windows; f. Use of bay windows, often 2 storey; g. Predominant use of brick and render, with clay tiled roofs; h. Buildings set well back from the road with large front gardens; and i. Streets have a greater uniformity but retain spacious quality with street trees and verges.
figure xxx xxx 6.1. figure xxx xxxt
age im n ti ai a w g
figure 4.xx xxxxx figure 4.xx xxxxxx p.20 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 SECTION 5 f igure 5.1. Vision and development objectives adapted from the National Planning Policy Framework and Planning practice Guidance; Design. (2014, Reference ID: 26-015-20140306) VISION AND DEVELOPMENT OBJECTIVES Function Development that is fit for purpose and context. Accessible 5.1. Based on the issues, constraints and opportunities identified in and inclusive for all to use, including the elderly and disabled the first four sections of the Brief we can now set broad parameters for the development of this area to achieve the following Vision for the site. Support mixed uses and Cohesive & vibrant neighbourhoods with easy access to Vision tenures those services and facilities necessary to support a commu- nity 5.2. The Vision for the Terriers Farm site is the creation of an attrac- tive, efficient and sustainable new residential area and sports hub which will provide a high quality environment that responds positively to its surroundings, respects the local character and the adjacent Include successful public Create a network of outdoor spaces, including safe, efficient AONB. The site will deliver a mix of housing types, sizes and tenures spaces and connected streets, for a healthy community to meet the needs of the local community, including the provision of affordable housing. These will be well integrated with surround- Be adaptable and resilient Anticipate the need for change, with well- designed buildings ing residential areas through layout, design and pedestrian/cycle linkages. The development will provide residents with easy access to and spaces that are responsive to changing needs and cir- a connected network of green spaces linking the AONB to Totteridge cumstances Common and Kingswood and be of high value for recreation, wildlife and landscape character. Have a distinctive character Enhance sense of place by creating an environment that has its own identity whilst retaining positive characteristics of 5.3. In common with all successful places, this development should respond to design principles as set out in figure 5.1 the locality
5.4. These attributes apply to the residential use planned for the site Be attractive Safe, welcoming environment with sensory richness and draw on well-established principles contained in national urban design guidance for improving the design quality of the urban environ- ment, and in particular, the following documents: Encourage ease of Ensure the development is legible and well connected with N ational Planning Policy Framework; good accessibility to public transport, footpath and cycle N ational Planning Practice Guidance; and movement links Development Plan for the area including the Residential Design Guide 2016. Be sustainable Efficient use of natural resources, now and through the life Other best practice guidance and advice, including: of the development Manual for Streets; Incorporate landscape Safeguard and enhance the existing landscape and mitigate U rban Design compendium; the impact upon existing wildlife. C ar Parking: What works where; and enhancements A ctive Design: Planning for health and wellbeing through sport and physical activity.
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.21 Obj v ecti es
o1 Consolidate o3 C reate robust green wedge Green Infrastructure Network a. Maintain separation between a. Link landscape features, neighbourhoods water bodies and boundary planting to b. Locate strategic create multifunctional GI Open Space network within the site adjacent to existing recreation grounds b. Link GI network to adjacent green c. Strengthen green areas to enhance links along PRoW environmental value and incorporate appropriate buffers c. Extend tree canopy to trees/hedgerows cover from surrounding residential areas d. Link to existing to create new footpath/ cycle routes
o2 C reate appropriate o4 Incorporate interface with heritage assets to sensitive edges reinforce local distinctiveness a. New links and built form to positively a. Utilise historic address AONB and Terriers Farm barns Green Belt to north, as a focal point and PRoW to east b. Respect settings b. Development to of adjacent listed respect settings buildings and of listed buildings conservation area and conservation area to the south c. Respect amenity of adjoining properties
p.22 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 o5 E stabLIsh o7 L ink to existing appropriate gateways movement network to High Wycombe a. Existing footpaths and a. Development bridleways should be to recognise the extended into the site transition from urban to rural b. Vehicular access should be provided off Kingshill Road c. Limited opportunities for connection to A404
o6 Integrate o8 Create logical with adjacent movement network neighbourhoods a. Link Kingshill Road a. Character areas to to A404 and the respond to positive recreation hub aspects of character and appearance of b. Align streets neighbouring areas and spaces with GI network to create memorable routes and strong sense of place
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.23 Cfi on l ct resolution
5.5. These objectives reflect the aspirations for the site, as identified in the Terriers Farm Engagement Report, dated 7 February 2015, and in continuing dialogue with the Terriers Farm Liaison Group. The accumulative of these objectives point to a site that needs to relate to its surroundings and be largely outward looking rather than internally focused.
5.6. It is recognised that the objectives will lead to potential conflict between competing aims for the site; these can broadly be categorised as follows:
5.7. potential conflict 5.8. potential conflict 5.9. potential conflict a. The need for new housing development; and a. Whether the development should reflect a. The desire to have a green corridor north south the character of its surroundings; or through the site, informal open space provision b. The development of a greenfield site. associated with ecology, landscape features and surface b. Establish a new character of its own. SuDs features plus an extension of the sporting and leisure facilities to the east of the site; and resolution resolution b. The current location of the designated green space c. There is a need to provide more homes in the of the former cricket pitch at Terriers House. District and make best use of land in a sustainable c. The varying nature of the site and its surrounds way. The site is situated at the point where town suggests there should be areas of different resolution turns into countryside and this can be reflected character across the site. Existing heritage and c. Part of the existing green space should be retained by changing density, formality and scale of built landscape features should integrate positively into and integrated into the green link from Totteridge form across the site. To accentuate this transition, a development. Establish a new residential-led Common to the AONB the remainder should be higher density development would be to the west neighbourhood that has a character and identity, developed for housing as part of the masterplan, and fronting the main vehicular route with density informed by its context and physical character, green space lost to residential development should reducing to the north with a landscape buffer with legible, connected routes through the site. along the north to west boundary that preserves be compensated for within the remainder of the and enhances the Lady’s Mile Bridleway. site through publicly accessible open space.
age age age im im im g g n n n ti ti ti ai ai ai a w g aw aw
p.24 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 5.10. potential conflict 5.11. potential conflict 5.12. potential conflict a. The desire to have sports and recreational a. The potential for a route through the site which a. The primary access to the site off Kingshill facilities adjacent to and accessed from would require an access off the A404; and Road and the desire for this frontage to relate Hazlemere recreation ground; and to the urban character of the southern end b. The impact on the north-south public right of of Kingshill Road/Tower Street; and b. The impact on the existing vehicular access to way/green infrastructure link, and either Hazlemere recreation ground and the distance b. The loss of the frontage hedge that from existing changing facilities and car parking. c. The impact upon the woodland would be required to achieve this. and conservation area, or resolution d. The impact upon the existing recreation grounds. resolution c. The need to integrate into Terriers and to access the resolution rest of the land will require the loss of hedgerow. c. It is anticipated that part of the three fields to the east The amount of hedgerow that can be retained will of the existing public right of way will be developed e. There shall be only one vehicle crossing point therefore be dependent upon the comprehensive for sports facilities. This will require appropriate through the PRoW and hedgerow, and its location design of the site entrance and frontage development. easily accessible changing and parking facilities. will be informed by tree and ecology surveys. As a minimum pedestrian and cycle access should be provided to the A404 through the woodland and conservation area to make it safe and convenient for increased use. Any development must not prejudice the potential for a vehicular through-route.
age age age im im im g g n n n ti ti ti ai ai ai a w g aw aw
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.25 6.0F BRIE FOR DEVELOPMENT key 6.1. This section contains development principles and guidance for any subsequent planning application(s) to achieve the Vision and Objectives for the site, including: open space
a. Indicative land use proposals setting out the informal open space incorporating main access SUDs features and exising woodland location of various land uses for the site, housing copse and PRoW to strengthen requirements and guidance regarding mix and type. north-south link potential additional accesses b. A landscape and green infrastructure framework sei m -natural open space setting out the types and location of green space and incorporating orchard landscaping measures considered appropriate for new pedestrian/cycle links the site together with the integration of sustainable landscaped gateway urban drainage (SuDs) and heritage assets.
c. A traffic and movement framework multi-functional green corridor main vehicular route addressing how people and vehicles will incorporating footpaths, suds and access and move through the site. wildlife enhancements lady’s mile boundary verge secondary vehicular routes d. A layout and design framework setting out key principles and introducing the footpaths & bridle ways concept of housing character areas. strategic formal open space outside of site e. Other issues of consideration that need to be taken into account (e.g. air quality and informal open space formal open space noise, utilities and infrastructure).
THE DEVELOPMENT FRAMEWORK informal open space c haracter areas 6.2. The Development Framework Plan (figure 6.1) below embodies the development principles to deliver an Suds indicative spatial land use layout. kingshill road gateway
6.3. **It should be noted that the proposals plans and heritage assets illustrations are indicative only, and that the detail of the northern housing area - rural final site layout will be determined at the planning appli- edge cation stage. southern housing area
p.26 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 f igure 6.1 Indicative Development Framework Plan
iudt sho l be noted that the proposal plans and illustrations are indicative only. the detail of the final site layout will be determined at the planning application stage
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.27 LNA D USE Rd esi ential 6.4. The development of Terriers Farm presents an range and mix of dwelling types. The most appropriate mix will be opportunity to deliver much needed new housing for determined at planning application stage. the district. The site will be developed for residential use in accordance with policy CS8 of the Adopted Core Affordable housing provision Strategy or any subsequent policy in the New Local Plan, 6.8. Unless national policy or an adopted policy in the new Local Plan together with associated public open space, landscaping, dictates otherwise affordable housing provision will be required on SuDs and highways infrastructure. site to comply with Core Strategy policy CS13 which requires at least TF1 P terriers Farm Reserve Site Housing 40% of total bed spaces within affordable dwellings. The developer in Principles: conjunction with the Council shall devise a mix of affordable housing that will represent local housing needs and will be the subject of a legal a. Proposals should include a variety of agreement to which the District Council is a party. housing types, sizes and tenures to meet the needs of the community. 6.9. Should starter homes be required the Council will discuss their integration into the development of the site at the application stage b. Affordable housing should be distributed with individual developers. through the site, generally in clusters of no more than 20 units. AI 1 Additional Information Required with a planning application: age c. Affordable housing should be indistinguishable im in their design from open market houses. a. Housing Mix; n ti ai Am ount and Distribution b. Confirmation that 40% of total bed spaces are w achieved within affordable dwellings; and a g 6.5. The indicative Framework Plan (Fig 6.1) presents an option of how the site could be developed to achieve the c. Applications will need to demonstrate how the housing types vision for the site. It illustrates an appropriate balance cater for the demographic mix of the High Wycombe area. between developable and non-developable areas and sets out the potential broad locations of housing, open space and main movement routes. Section x.x provides more O nther la d uses detailed guidance on the dwelling provision that will be appropriate within the different character areas of the 6.10. The development is expected to provide both public open space Site. and primary education in accordance with policies DM16 and CS21. The Reserve Site Infrastructure Delivery Plan sets out that a 3G Mxi of dwelling size, type and tenure STP (Synthetic Turf Pitch) will be provided to help meet the identi- fied needs of the district and that the Local Education Authorities 6.6. Core Strategy Policy CS13(1) requires a mix of preferred location for a new school is Gomm Valley. Landscape and dwelling size, type and tenure that meet the housing topographical constraints on the Gomm Valley/ Ashwells reserve site needs of the community. This is important both in terms mean that its sports facilities are provided off site, so an STP will be of meeting housing need but also with regard to creating required at Terriers in lieu of land for a primary school, which will an interesting and vibrant place and a mixed community. in turn be located at Gomm Valley. Please refer to sec. x and x for further information. 6.7. Proposals for the site should incorporate a wide p.28 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 LNA DSCAPE, GREEN INFRASTRUCTURE AND OPEN SPACE FRAMEWORK 6.11. The development is expected to adopt a design-led approach and demonstrate how the landscape structure has been considered from the outset, to ensure that the proposal is appropriate in scale, form and appearance to age the site and its context. Incorporating existing features im of the site and surrounds can help embed the develop- n ti ment in its location and provide instant maturity. Green ai Infrastructure (GI) is the term given to a network of a w g multi-functional spaces that can enhance existing and create new wildlife habitats, provide recreational and health and wellbeing benefits for people and mitigate against or help the development adapt to climate change. It can be made up of a range of assets such as parks and gardens, play areas, footpaths, ponds and watercourses, woodlands, hedgerows, trees and green roots/walls. G P 1 General principles: Landscape, Green Infrastructure and Open Space Framework
a. Adopt a landscape led design approach. This should d. Implement a range of landscape open spaces j. Protect, enhance and create wildlife habitats recognise the intrinsic character and beauty of the site that allow for a range of activities. and be creative in landscape design. and its surrounds while accommodating opportunities for development. The use of physical characteristics , e. Provide a positive interface to mature k. Connect smaller areas of open space with including topography, orientation, landform, geology, boundary planting and maintain the wooded informal recreation/wildlife habitat value drainage patterns, field patterns, boundaries and character to the site’s principle boundaries. throughout the development to contribute to the wider Green Infrastructure network. vegetation cover should influence the form and f. Except where there are sensitive habitats layout of the new development, contribute to a more requiring restricted access, the GI network will l. Integrate external lighting, to ensure a sustainable development and enhance local character. include movement corridors for pedestrians balance between safety, light pollution, b. Retain natural landscape features such as mature and cyclists, providing permeability throughout impacts on wildlife and amenity. the site and links to the surrounding area. trees, hedgerows and ponds. These features m. Design green infrastructure to be less maintenance should be protected and enhanced by the provision g. Compliment the ‘rural edge’ intensive and more environmentally sustainable, of appropriate buffers and incorporated into a character of the local area. through considering options such as wildflower connected landscape structure that provide continual meadow planting and specification of native species. green routes, corridors and ‘green fingers’, through h. Integrate robust tree planting with all development and around development to connect areas of parcels to soften the visual impact of the development n. Coordinate landscape design with the green space on the periphery of the development in views from within and outside the site boundaries. location of utilities to ensure room for which lead onto the wider countryside. both and both can function correctly. i. Existing features, particularly hedgerows and trees c. Where the loss of features cannot be avoided, should be incorporated into the public realm o. Work with existing topography in order to the loss should be mitigated through replacement rather than within private gardens, to ensure avoid abrupt, incongruous changes in level. features within new open spaces. their continued protection and maintenance.
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.29 In response to Objectives 1, 2, 3, 7 & 8 the proposals should take into account: tfp 2 The Terriers Farm Reserve Site Landscape, Green Infrastructure and Open Space Framework Green Principles: a. The following landscape features should be vi. Site boundary Trees and hedgerows including the setting of the AONB and wider country- retained and enhanced to form the underlying including the Lady’s Mile and the woodland side, listed buildings and conservation areas by structure of the development and to mitigate its on the southern boundaries to filter integrating robust tree planting within all housing land visual, environmental and ecological impact: views and mitigate visual impact; and parcels to soften the visual impact of the development. ii. The east-west field boundary vii. The species-rich grassland on d. Maintain important public views out of, towards hedgerows which divides the site; the southern boundary. and within the site. iii. The north-south boundary trees and b. retained landscape features including mature hedgerows adjacent to the existing PRoW; trees and hedgerows should be protected and enhanced e. the distribution of open space should maintain by the provision of appropriate buffers, to retain the separation between Hazlemere and Terriers. iv. The orchard in the western corner and character of the site and ensure connectivity of valuable associated boundary vegetation; habitats within and beyond the site boundary. f. Link to and incorporate public rights of way and v. The ‘three field’ boundary hedges bridlepath. in the eastern fields; c. respond to the sensitive edges of the site,
Eogc lo y and Biodiversity 6.12. The development of Terriers Farm provides opportunities for habitat and species enhancements. Whilst the majority of the site is improved pasture it contains some valuable pockets of habitat around its perimeter and development should seek to enhance the biodiversity value of the site through improving connections between these habitats and the wider area as well as providing habitat in their own right.
tfh p 3 T e Terriers Farm Reserve Site Principles for Biodiversity and Ecology: a i 2 Additional Information Required with a planning appliction: a. Maximise opportunities for habitat creation and d. Incorporate Green corridors to reinforce connectivity avoiding the severance of areas and North-South & East-West links focused on a. Ecological surveys including a phase II habitat survey networks of ecological significance. Where a existing mature boundary hedgerows/planting. to identify existing areas of green infrastructure degree of impact is unavoidable, minimise harm, it that could be retained and protected for the long e. Retain and enhance the seasonal pond, should be mitigated and the loss compensated. term ecological and environmental benefits. and link to surface drainage features. b. Enhance green links through the site between the AONB/wider countryside to the north and Kingshill f. Link GI features, open space, pedestrian corridors Wood and Totteridge Common to the south. and SUDS to provide connected new habitats. c. Provision of species rich amenity grasslands g. Secure public access to open areas with the needs for informal use and public recreation of wildlife, including consideration of street lighting. including the orchard and a southern area of informal space focused around species rich grassland, woodland copses and SuDs area. p.30 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 green Belt and AONB f igure 6.2 Indicative Green infrastructure plan
Common Land
existing & new formal open space
Existing inFormal Open space
New informal Public open space
Area of Ecological interest
Buffer to Lady’s mile
Suds
trees and hedges
Treescape 6.13. Existing trees, hedges and other vegetation are a valuable part of any site and their retention can signifi- cantly enhance the attractiveness and character of any area. Existing tree cover will be enhanced with new tree planting across the site as part of a comprehensive planting strategy. Utility runs must be designed to take existing and proposed trees into account.
tf p 4 Terriers Farm Reserve Site Principles for Trees: a i 3 Additional Information Required with a planning application: a. Existing trees worthy of retention, that are capable of being retained and the prospect of being maintained and allowed to mature for a reasonable period should be incorporated into the development proposals. a. Detailed Tree survey; and b. Robust structural tree planting should be integrated into the development including along streets, within b. Coordination of root protection areas for retained/ public open space and private gardens to soften the visual and environmental impact of the development. proposed trees with utility and service routes. c. Buildings, roads, car parking, services and utilities will be laid out and designed to allow larger tree species space to grow to maturity to have a meaningful visual impact without adversely affecting future residents’ amenity. d. New planting to incorporate native species.
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.31 Pu bLIc Open Spaces 6.14. A range of open space types will be provided across the site to provide open space, sports and play facilities that cater for all sectors of the community through a mix of formal and informal spaces and to contribute to a sense of place and to enable residents and visitors to navigate around the area by using distinc- tive features or views as way finders.
6.15. The Reserve Site Infrastructure Delivery Plan (IDP) sets out the on-site requirements for the development and the proposed arrangements for maintenance.
Sp orts pitches 6.16. Based on the open space standards for outdoor age space and the needs identified in the Sports Facility im Strategy, the development is expected to provide a high in quality sport and recreation hub linking to the adjacent t ai playing fields and facilities at Hazlemere Recreation a w g Ground. It should include a 3G all weather sports pitch and 2 youth football pitches, the location of the 3G pitch within the new sports hub will be a matter for the planning stage. Additional car parking and upgrades to the existing changing rooms will be required. Vehicular access to the sports fields from the development will be required as part of any proposal.
6.17. If a vehicular access to the development is provided via Trinity Road, any resulting loss of sports provision could be provided on the neighbouring Grange Farm site
G reen Spaces 6.18. The development should not prejudice the integra- tion of the former cricket pitch associated with Terriers House into the wider development either as a part of the ai 4 Additional Information Required with a planning application open space or other use as appropriate. The Council a. A Green Infrastructure strategy to create an new formal sports provision and to show will consider the relocation of this Greenspace where it integrated on-site network of multi-functional the associated facilities including parking, offers advantages for the provision of public open space spaces that links to the wider GI network. changing facilities, pavilions and lighting e.g. enhanced function, ecological improvements, or to b. A masterplan for the new sports hub to c. A management and maintenance strategy for secure a high quality of layout . include the existing Hazlemere Recreation all public space at the application stage. Ground sports facilities together with the p.32 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 tfli p 5 Pub c open space principles for f igure 6.3 Indicative public open space plan Terriers Farm Reserve Site should include: 5.1 Strategic open space and formal open space sports pitch provision between the Hazlemere Recreation Ground and the main north-south public footpath to create a sports hub and maintain the physical separation between Terriers and Hazlemere.
5.2 The average 15m northern landscape buffer presents the opportunity for a linear park comprising open green spaces, green routes, SuDs features and green fingers, and will define the proposed development parcels and create an open rural character at the north edge of the site.
5.3 A landscape corridor encompassing the main North- South hedgerow, which has an adjacent public footpath, to create a major green link through the site. Buffers should be on average 15m width on either side of the hedgerow, widened as necessary to facilitate appropriate tree protection. This should form part of the green link between King’s Wood in the south and the AONB to the north, to retain the site’s function as a wildlife corridor.
5.4 Retention of the east-west mature hedgerow and trees within an average buffer of 10m, potentially combined with SuDS features and a pedestrian footpath to create a new route through the site, and link to other existing open space New Public open space and buffers trees and hedges areas of landscape and/or biodiversity interest.
5.5 An area of informal public open space between site focused on the orchard and boundary High Wycombe and the new development. the southern boundary, the north-south green hedges, possibly incorporating a NEAP. corridor and the east-west main hedgerow a. Elsewhere, locate retained landscape features within corridor and to comprise the seasonal pond 5.7 The gateway into the development off Kingshill incidental and smaller areas of open space to enhance and SuDs features. This area should strengthen Road to incorporate existing mature trees. The public realm with informal recreation/wildlife habitat and reinforce the main green corridors by treatment of the existing boundary hedgerow value throughout the development and contribute consolidating a green wedge through the site and should have regard to the requirement for visibility to the wider green infrastructure network. contribute to the green infrastructure network. splays, place making, integration of the new b. The location of the strategic open spaces neighbourhood into the existing street scene and should have due regard to adjacent residents 5.6 An informal open space in the west of the the creation of an attractive gateway into both
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.33 DA R INage/BLUE INFRASTRUCTURE tfp 6 The Blue Infrastructure principles for the Terriers Farm Reserve Site should: NETWORK a. Incorporate SuDS as an integral element walls, imaginative planting, and permeable paving. 6.19. Surface water features including SuDS can make a of the landscape structure. significant contribution to the landscape character, biodi- d. Consider management and maintenance of the versity and sustainable performance of development and b. Naturalistic Surface SuDs features should be SuDs features within the design approach. reinforce its identity. used within the design layout in preference to underground, engineered drainage solutions. e. Ensure that the development does not increase 6.20. The site is located wholly within fluvial Flood Zone flood risk elsewhere and that no part of the 1 (the lowest flood risk zone). Other potential sources c. Integrate sustainable drainage techniques for development is at risk from flooding. disposal of roof water and surface water and to of flooding include the risk posed by rising groundwater, f. Co-locate SuDS with pedestrian/cycle overwhelmed sewer networks, overtopped artificial enhance placemaking, environmental and ecological benefits. Appropriate features may include : routes and the green network to reinforce water bodies, and uncontrolled surface water runoff. legibility and identity of place. Based on the available information, the risk posed by Swales within green corridors, open spaces and these ‘other’ sources of flooding to the site is low along movement corridors, attenuation basins g. The seasonal pond and its environs although some lower lying areas of the site are suscepti- and balancing ponds, rain gardens, green roofs/ should be retained and enhanced. ble to surface water flooding. f igure 6.4 Indicative blue infrastructure plan 6.21. Existing surface water discharge from the site appears to be by partial infiltration into the sub surface soils and in extreme events potentially by uncontrolled overland flows onto the surrounding land.
6.22. Early consultation with the County Council to address flooding and drainage issues will be essential and the County recommends the preparation of a Flood Risk Assessment and Drainage Strategy/Statement and sketch layout plan at the pre-application stage. a i 5 Additional Information Required with a planning application: a. Flood Risk Assessment (FRA); b. A sustainable surface and foul water drainage strategy; and c. Surface water management and maintenance plan.
Suds p.34 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 HI STorIC ENVIRONMENT f igure 6.5 Historic Environment 6.23. Design solutions incorporating heritage assets and historic buildings can make positive contributions to the built environment for the enjoyment of existing and future residents. Existing heritage assets should be respected and celebrated.
tpf 7 The approach to the Historic Environment within and around the Terriers Farm Reserve Site should: a. Explore opportunities for the refurbishment and conversion of the historic Terriers Farm barns, for instance to community or employment use, and b. Integrate them as a focal point within the development structure. c. Ensure development does not adversely impact upon the settings of listed buildings and conservation areas.
a i 6 Additional Information Required with a planning application: a. Structural/condition surveys of retained buildings to be converted. b. Survey plans of the historic barns.
conservation area listed buildings terriers farm buidilngs
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.35 ACCESS AND CONNECTIVITY tfo p 8 Appr priate location(s) for access to serve the Terriers Farm Reserve Site 6.24. Most people experience a place by moving through should be identified having regard to the following: it either by car, cycle or on foot. That means that to a. The need to connect to and be well integrated e. The character and appearance of the Terriers ensure that this development feels part of the wider with the surrounding network of streets and Four Ashes Conservation Areas; community its streets and footpaths must be connected to form part of the wider community; and integrated with the existing street network. Multiple f. The setting of Listed Buildings, including accesses and routes also lead to a more even spread of b. The ability to deliver an affordable means of Terriers House and Lodge; motor traffic throughout the area. Where routes adjoin access having regard to technical considerations or pass through the site the development should allow and constraints / opportunities; g. The setting of the Terriers Farm farmhouse; and for connection into these routes. c. The operation of the surrounding highway network; h. The needs of all road users including cyclists and pedestrians. Potential Vehicular Access d. Landscape and ecology; 6.25. The primary vehicular access to the site will be f igure 6.6 potential access points via the Kingshill Road in the vicinity of Green Street. Subject to the outcome of any future Transport Assessment and advice provided by BCC Highways at the planning application stage, the Council considers that a vehicular access point off the A404 is impor- tant for future legibility and connectivity and any development including internal road layouts must not prejudice its future provision. The detailed design of any proposed access(es) should be agreed with BCC Highways Authority and determined through the planning application.
g p 2 General principles: Access a. Development proposals for the site will be designed to ensure that connections to the existing street network are optimised and must not prejudice the future provision of a vehicular access onto the A404.
e xisting possible new new access points Additional pedestrian/ access point Access points considered & discounted cycle Access points p.36 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 Locat ions examined for vehicular road access
1. Kingshill Road, north of Kingshill Drive, in the vicinity Area are all constraints that suggest this is not the of the existing access to Terriers Farm. The technical most appropriate place for a vehicular access. assessment of the potential to use this location as a means of access suggests that the existing access may be pursued. However, as this access would be 5. A404 Amersham Road, opposite De Havilland Drive. located on the same stretch of road as the main An access at this point would require the felling of access point (see 3, below) there is limited benefit a number of trees subject to a Tree Preservation to the movement network overall and consequently, Order with potential associated impact upon would function as a secondary or auxiliary vehicular ecology and the Terriers Conservation Area. Any access to part of the overall site (it could provide access at this point would need to mitigate for this emergency vehicle access). There is also an impact. The option of providing for a pedestrian opportunity to provide pedestrian/recreational links and cycle link at this point creates permeable links to the existing bridleway and the site in general. to bus routes, existing services and facilities. In addition, it also enables access to the site for existing residents and assists in creating a direct link to 2. Kingshill Road, via a new fourth arm to the Kingshill open spaces within the site and to the AONB. Road/Kingshill Drive roundabout. The anticipated land take required to reconfigure the roundabout is liable to have an adverse ecological impact and 6. WDC/Hazlemere Recreation Ground via Trinity could result in an over engineered solution. It Road. Access onto the A404 could potentially is also located to the north of Green Street be achieved from Trinity Road and would require which could encourage the use of Green Street a main route through the site to extend across as the major route to and from High Wycombe WDC/Hazlemere Recreation Grounds. This option for vehicles using this access. Accordingly, it would assist with the development’s integration is unlikely to offer a sustainable solution. with the surrounding neighbourhood but would require the relocation of existing sports facilities, possibly off-site beyond the northern boundary. 3. Kingshill Road, between the A404 Amersham Road and Green Road, This is the preferred main access as set out in the High Wycombe Reserve Sites S econd access Transport Framework (Jan 2016). The technical 6.26. If a second access is not deliverable in the short appraisal has identified that there are no significant term, an emergency vehicle access may be required to highway constraints in this broad location. provide an alternative entrance into the site. Such an access will need to provide a suitably strong surface and 4. A404 Amersham Road, between Totteridge Lane sufficient width passage for emergency vehicles. This and De Havilland Drive, opposite the Beech Tree access route could be fitted with a bollard if deemed Public House. Visually an access in this location necessary to restrict non-emergency vehicle access. would cut through the ‘gap’ between Terriers and Hazlemere. In addition, the need to cross a i 7 Additional Information Required areas of common land, designated green space, with a planning application: potential wildlife corridors and the public footpath, a. Feasibility studies for access points and traffic together with the impact upon the Conservation modelling as part of the Transport Assessment
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.37 M OVEMEnt FRAMEWORK g p 3 General Principles: Movement Framework S treets a. Balance approach to meet the needs of all d. Integrate green corridors and active travel users, prioritising the safety of pedestrians routes into the movement network, 6.27. The way streets are laid out and how they relate to and cyclists and to encourage low carbon, separated from roads where appropriate. the surrounding buildings and spaces has a great impact sustainable modes of transport. on the aesthetic and functional success of a neighbour- e. Residential streets designed to limit traffic speeds to hood. Creating linkages between new housing, local b. Encourage people to walk or cycle rather than use 20mph utilising integrated traffic calming measures. facilities, community infrastructure, the public transport the car. Aim to provide routes to local facilities network and established walking and cycling routes are within recommended walking distances and establish f. Appropriate lighting of routes, balancing safety fundamental to achieving more sustainable patterns of a well-connected, attractive and permeable network, needs with light pollution and ecology. movement and to reducing people’s reliance on the car. A with a logical and robust hierarchy of streets. g. Future proof layout to ensure it does key consideration for achieving sustainable development not prejudice future development is how the design can influence how people choose to c. Movement routes to be safe, accessible, travel. Walkable neighbourhoods are typically charac- convenient and attractive environments h. Respond to national and local highways guidance and terised by having a range of facilities within 10 minutes’ with high levels of natural surveillance. standards eg Manual for Streets, Buckinghamshire (up to about 800m) walking distance of residential areas County Council Adopted Parking Guidance which residents may access comfortably on foot. The routes through this development should be logical and easily understood. In working up detailed plans for the tfp 9 The Terriers Farm Reserve Site Movement Network should: site diagrams showing routes, views and landmarks a. Establish a permeable and legible street hierarchy speeds through integrated traffic calming measures. should be used to demonstrate that the proposed layout which optimises links with the surrounding follows this principle, with consideration to wildlife network, responds to local character and provides c. Link the main street to a series of connected connections, transport and urban design. safe and attractive routes for pedestrians and lower order streets, including shared surfaces cyclists. Street trees, on street parking and/ where appropriate. The layout of streets should Pu bLIc transport or verges should reinforce the hierarchy and be conducive to safe, convenient and attractive routes between homes, local facilities and public 6.28. Public transport service improvements will form legibility enhanced by co-locating with the green transport. Cul-de-sacs should be generally avoided. part of the overall package of transport measures infrastructure network and linking areas of open required to support the reserved sites. This may include space to make the route more memorable. d. Streets should be defined by buildings and the provision of a bus route through the site, or a bus b. Create a main residential street through the centre landscaping to provide appropriate continuity and lay-over space within the site but is more likely to be of the site, ensuring that the development does not enclosure, to avoid highway-dominated design. the relocation of off-site bus stops to tie in with a new prejudice the creation of a vehicular access onto the walking/cycling network that results from the develop- e. Avoid street lights adjacent to the A404. It should be designed in a way to reduce traffic ment of the site. Parts of the site are currently beyond boundary with the AONB. recommended walking distances to public transport. The provision of new and upgraded road and/or pedes- with surrounding areas. The site contains rights of ways footpath on the southern boundary in the vicinity of trian routes to bus stops are required to encourage the that are popular with local walkers and the develop- the Amersham Road. This right of way and associated provision of a sustainable modes of transport. ment of the site should provide green routes to enhance landscape buffers comprise a key Green Infrastructure recreational walks in the locality. asset and is proposed as a multifunctional green corridor. Pe destrian and Cycle Routes 6.29. Development proposals should also provide an 6.30. In order to successfully integrate the existing 6.31. The developer will provide and/or contribute to attractive and safe walking and cycling network that north-south public footpath through the site, linkag- improvements to footways and footpaths, including encourages active travel within the site and integrates it es within the site to it are required and also to the crossing facilities. p.38 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 tfp 10 The Terriers Farm Development f igure 6.7 movement network Cycle Routes/Footpath Network should: a. Provide links to on-site public rights of way and to those in the vicinity of the site to improve connections between the site, local services and facilities and the town centre, also to enhance access to and through the site to the AONB and wider area by: b. Providing a direct route to bus stops on Amersham Road through the woodland copse; c. Improving the existing public right of way between the site and the A404 Amersham Road to make it safe and convenient for increased use; d. Upgrade adjacent bridleways including the Lady’s Mile bridleway and public right of way connecting Green Street (near Terriers Farm) to Benjamin’s Footpath, to make them suitable for shared pedestrian and cyclist use between Hazlemere and the town centre; e. Creating links to the adjacent Terriers House development, to the Sports Hub and Hazlemere Recreational Ground beyond and to the existing Green Space; f. Provide a new footway on Kingshill Road and crossing point to provide for key desire lines; and Pr imary route secondary route Tertiary route g. Providing a new footway between the site entrance pedestrian/cycle route and the existing Kingshill Road/Terriers Farm entrance via the proposed orchard open space, as possible future Access points pedestrain / cycle links an alternative/additional route to the above link. Puli b c Transport provision should: h. Encourage the use of public transport by: ai 8 Additional Information Required with a planning application: i. Rationalising the position of improve key bus a. A Transport Assessment at planning application stage will be based on the latest version of the High stops on A404 Amersham Road; and to examine the impact of all modes of transport Wycombe Highway Assignment Model (HWHAM) of the new development, both during construction j. Provide an improved pedestrian crossing and operation, and with propose mitigation b. Site-wide strategy for a legible and robust of the A404 Amersham Road in the vicinity measures where appropriate. Any modelling street hierarchy and public realm to ensure of new or relocated bus stops. cohesive framework for development
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.39 f igure 6.8 Example street hierarchy
p.40 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 Parking gp 4 general Principles: Car Parking Vei h cle Parking a. Provide a range of parking solutions. Street scenes should e. Rear parking courts should be generally be generally not be dominated by any one solution but considered as a last resort. Where necessary, they 6.32. When determining an appropri- accommodate of parking in a range of locations that are well should be small and landscaped as public realm ate level of parking provision for the integrated through the use of hard and soft landscaping. development, the factors set out in the f. fMinimum internal dimensions of garages should NPPF will be taken into account along b. Residential parking will predominantly be provided on plot. be 6 x 3 metres and allow for cycle storage. with the requirements of the adopted County parking standards and WDC’s c. Visitor parking to be integrated and landscaped into g. Developers should consider the promotion of car clubs Residential Design Guidance. street design and be well distributed around the and bicycle hire schemes as a means of reducing the need development to avoid inappropriate on-street parking for people to have their own vehicles. Consideration will Cy cle Parking need to be given to the parking requirements of hire or d. Promote use of low emission vehicles such as electric pool vehicles in accessible locations, including the storage 6.33. Cycle parking should be provided vehicles. For residential use, private on-plot parking of cycles and the charging needs of electric cars and cycles. where appropriate in line with the allows for convenient charging of vehicles. County standards. For residential flats it should be integrated into the building tfp 11 Local transport improvements required to connect Terriers Farm to the or provided in secure cycle store build- surrounding transport network include: ings storage areas for no more than four flats. Houses should be designed a. Improvements to the A404 mini-roundabouts with the A404 Amersham Road in the vicinity so the occupiers can make their own Kingshill Road and Totteridge Lane. This junction is of new or relocated bus stops. provision for cycle storage either within likely to be significantly affected by the development g. Providing operational improvements around the A404 garden sheds or garages. proposal and therefore will require mitigation. Retaining mini roundabouts will be preferable due to the physical Amersham Road / Kingshill Road / Totteridge Lane junction limitations of the highway, although part or fully signalised as part of an overall improvement scheme for the junction. O ff-site road options could be further explored. A further scheme improvements h. Investment to upgrade the Lady’s Mile bridleway and objective would be to achieve improved bus priority, public right of way connecting Green Street (near Terriers 6.34. The developer will explore with and pedestrian movement as possible and appropriate. Farm) to Benjamin’s Footpath near High Wycombe Buckinghamshire County Council and b. Improvements to the public right of way between town centre, including possible safe and partly off road Wycombe District Council a package of the site and the A404 Amersham Road, necessary infrastructure improvements to provide connections transport measures. The developer will in order to comply with DSA Plan Policy DM2. between Hazlemere and the town centre. This upgrade seek to agree to contribute towards would respect the character of the existing route. the package of transport measures as c. Widening the carriageway of Kingshill Road to appropriate. These will be based on the east of any site access from this location. i. Investing in local school travel. the findings of the findings of the High j. Accounting for the nearest A404 zebra crossing in the Wycombe Reserve Sites – Transport d. Providing a high specification surface to the public right method of control for the Kingshill Road / A404 Amersham Framework and the Reserve Site of way and the link through the Woodland connecting Road junction and using bus detection technology. Infrastructure Delivery Plan. the site to A404 Amersham Road suitable for shared pedestrian and cyclist use. This is required to achieve a k. Providing new footways on Kingshill Road and ai 9 Additional Information 600 metres walking distance to the nearest bus stop. crossing points to provide for key desire lines. Required with a planning application: e. Rationalising the position of and improving key l. Implementing traffic calming measures on North Road bus stops on A404 Amersham Road. and Brimmers Hill through Widmer End to limit the a. Site-wide vehicular and potential for through traffic to use it as a route. cycle parking strategy. f. Providing improved pedestrian crossing of
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.41 DSNE IG AND LAYOUT f igure 6.9 indicative built form The Built Environment 6.35. The key design principle for the Terriers Farm is the creation of an attractive, function and sustainable residential development that responds positively to its urban fringe location. The council will expect a high quality development that is appropriately designed for the site and its context.
dmevelop ent blocks
active frontages
terriers farm buildings
g p 5 General Principles for the Built Environment:
a. Seek to promote local character in townscape within the scheme, avoiding an ‘anywhere, any town’ e. Integrate environmentally sustainable design and landscape by responding to and reinforcing bland development and standardised house types. measures, e.g. taking opportunities for passive locally distinctive patterns of development. An solar gain through orientation of properties. appraisal of local character should consider local c. Vary density, built form and appearance or building forms, building materials and traditions, style to help create areas with distinctive f. Predicate development structure on the use of street, block and plot patterns, roofscapes and characters. Focus increased densities around perimeter blocks. The size and shape of the blocks character of the public realm and open spaces. key movement intersections, along strategic should reflect local patterns and be large enough to routes and overlooking public spaces. accommodate parking and private amenity areas but b. Contemporary design is encouraged where it small enough to promote a walkable neighbourhood. respects the character and appearance of the local d. Consider treatment of site boundaries to context and uses high quality materials and detailing create positive new settlement edges, to g. Clearly define boundaries between to create recognisable character and a sense of place ensure a high quality and sensitive transition public and private space. between built up areas and the countryside. p.42 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 Density f igure 6.10 indicative density 6.36. The Council is committed to the efficient use of land and to new development where housing numbers and housing density are an outcome of an integrated contextual design-led approach. The number of dwellings and/or housing density should not in itself be a measure of quality or an indicator of acceptability. Because density is expressed as “dwellings per hectare” a development of one bed flats at a given density will be a very different character and quality to a development of large family houses at the same number of dwellings per hectare.
6.37. Within the development the higher densities should be located on the lower parts of the site, within a central core along the route of the main street and focused around the Kingshill Road entrance to the site. The density range will then graduate to lower densi- ties around the edges bordering open countryside to the north and the conservation area to the south. This approach will help minimise the impact of the develop- ment and provide differencing character combining with landscaping and building form to create a sense of place.
l ower density
higher density
h. Integrate ‘Secured by Design’ principles to ensure l. Use soft landscape areas to ‘soften’ the built form and well designed and safe neighbourhoods. hardstanding to provide an attractive environment whilst not creating a maintenance burden. i. Include buildings that address streets (active frontages), turn corners well to avoid blank m. Front gardens and planting areas should be walls and provide appropriate continuity, easy to maintain so that they contribute enclosure and variety to streets. positively to the street scene. a i 10 Additional Information Required: j. Careful appreciation of amenity issues for n. Provide robust boundaries to rear and side surrounding uses in the layout, massing, of gardens; generally, avoid such boundaries a. Character appraisal of the site’s context to orientation and density of the development. abutting the public realm but where it is ensure proposed built form is compatible in unavoidable, materials should be durable and terms of scale, bulk and massing, and employs k. Properly integrate convenient waste, recycling inspired by local character and distinctiveness. appropriate architectural approach and materials and bicycle storage facilities to avoid harmful visual impacts on the street scene.
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.43 Bu iLDIng Heights f igure 6.1 indicative character areas 6.1. The height of the development should be predomi- nantly 2 storeys with some variation across the site to reinforce distinct character areas, street hierarchy and legibility. Buildings over three storeys high will require individual justification.
6.2. The height of buildings on the higher ground adjacent to the AONB and the periphery of the eastern edge of the site may be reduced to minimise visual impact on the open countryside beyond.
Ch aracter Areas 6.38. While the vision for the development aims to establish a new housing area, the varying nature of the site and its context provides the basis to foster different character areas across the site. Legibility and sense of place can be enhanced through the scheme by providing distinctive forms of development appropriate to these different areas:
A kingshill Road Gateway
B northern Housing Area: Bridleway and Countryside Fringe
C southern Housing Area: Interface with main areas of POS
a ill kingsh road gateway character area
b northern housing area
c southern character area
p.44 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 Ch aracter Area A – Kingshill Road Gateway
Ch aracter: 6.39. A high quality and distinctive transition between town and countryside and an attractive gateway to the development. The busy intersection from Kingshill Road at main entrance into the site should be designed in accordance with Manual for Streets, the emphasis is on place making and pedestrian movement.
Pulia b c Re lm and Landscaping: Bulr i t Fo m, Design and Appearance: O rientation, Scale, Density: 6.40. Site boundary treatment to have regard to the 6.44. Design quality to reflect prominent gateway 6.48. Properties to address Kingshill Road with active urban fringe location: there is a need for an appropriate location, establish an attractive entrance to development frontages. transition between the AONB/open countryside to the and relate to existing housing north and the existing urban area to the south. The 6.49. Properties to positively address the new streets, building line, building typology and landscaping should be 6.45. Higher continuity of frontage and relatively higher pedestrian links and areas of public open space including balanced to soften views of the site from the northern densities along the main street to reinforce street hierar- the retained orchard and entrance landscape features approach while integrating new housing into the existing chy and/or to define open space urban street. The boundary hedgerow is likely to be 6.50. Intensification of development southwards, removed in part to prevent it becoming a divisive barrier 6.46. Opportunity for bespoke design and larger reflecting transitional edge from countryside to urban between the new and existing neighbourhoods. landmark buildings environment.
6.41. Detailed junction design to consider placemaking 6.47. Building curtilages enclosed with railings/low brick 6.51. High degree of continuity of frontage to primary in conjunction with access arrangements and prioritised walls route (highest density) pedestrians and cyclist movement in compliance with Manual for Streets standards. 6.52. Building heights up to 3 storeys on main routes, adjoining open space and to reinforce legibility on impor- 6.42. Locate green/area of open space at entrance in tant corners association with retained trees. Link to public open space incorporating area of ecological importance centred on the orchard and consider the incorporation of a NEAP into this area.
6.43. Provide off-road footpath and cycle links from the A404 (via Terriers House) and to the Lady’s Mile bridle- way through the site.
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.45 Ch aracter Area B: Northern Housing Area - Bridleway and Countryside Fringe
Ch aracter: 6.53. Semi-rural/vernacular character on periphery of Bul i t form Design and Appearance: the scheme where the development borders the AONB. 6.57. Woodland margin enclosed by loose grain, lower Pulia b c Re lm and Landscaping: density houses (mainly 1.5 to 2 storey high buildings, occasional 2.5 storey, no 3 storey) O rientation, Scale, Density 6.54. Wide buffer to trees as a semi-natural recreational resource for the development landscaped with grass, 6.58. Design cues to be taken from local vernacular in 6.63. Houses to front onto and overlook public informal shrubs and native tree planting. Furniture and terms of materials, features, detailing, and fenestration footpaths and the public realm. Rear and side bounda- play equipment to reflect this character. proportions. ries facing along the length of this boundary will be unacceptable. 6.55. Where roads come to the woodland edge, 6.59. Informal cottage character and irregular building wider, incidental spaces with buildings set back to line 6.64. lower density, loose grain development to allow form a gateway into the woods/green ‘fingers’ into the space for planting within plots to reflect rural-fringe development. 6.60. Public boundaries linked and defined by hedging, location and sensitivity of AONB setting rustic wooden fencing or low brick walls. 6.56. The gas main may be retained in situ and used to 6.65. low-key, shared surfaces with absence of street establish a green corridor between the bridleway and 6.61. Low level lighting on edges to minimise light kerbing, pavements and road markings at edges. southern informal open space area: however, it should pollution. Permeable, connected road layout to link to open spaces not rival the primacy of the main north-south green and the footpath along northern boundary, avoiding infrastructure link focused on the existing public right of 6.62. Use of low-key shared surfaces turning heads and other engineered highway features. way. p.46 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 Ch aracter Area C: Southern Housing Area
Ch aracter 6.66. High quality, sub-urban character defining areas of open space. Des ign and Appearance: O rientation, Scale, Density: Pulia b c Re lm and Landscaping: 6.71. Opportunities for prominent facades to be of high 6.75. Scale and massing to respond to size and type of 6.67. Open spaces to function as hubs and focal points architectural quality, picturesque composition. open space, and up to 3 storey buildings within new neighbourhood. 6.72. Short terrace groups, detached or semi-detached. 6.76. Buildings orientated to positively define and 6.68. Ensure ease of accessibility by associating with enclose open space with high continuity of building pedestrian and cycle routes. 6.73. Small front gardens to properties with well-defined frontage, and to maximise opportunities for natural curtilages, variety of plot widths to provide more infor- surveillance 6.69. Enhance character and distinctiveness through mal character. integration of surface SuDS features. 6.77. Development in this area will be predominantly 6.74. Respect the conservation area and listed buildings two storeys with the occasional use of two and a half 6.70. Provision of visitor parking on perimeter roads or to the south or three storey buildings at prominent positions or to in small, dispersed groups. create visual interest
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.47 S austain bility ai 11 Additional Information TECA HNIC L CONSIDERATIONs Required with a planning 6.78. The NPPF is clear that the purpose of the appication: 6.81. Infrastructure requirements for the Reserved Sites planning system is to contribute to the achievement including Terriers Farm are considered in detail within the of sustainable development. Paragraph 7 states that a. Design information regarding the building Wycombe Reserve Sites Infrastructure Delivery Plan (June there are three dimensions to sustainable devel- fabric (walls, windows, ventilation etc.) such 2016) which is a background document and where relevant opment; economic, social and environmental and that internal sound levels within proposed forms part of the requirements of this Brief. paragraph 8 states that these roles are mutually dwellings meet the guidance contained within dependant. All three dimensions have been taken into British Standard 8233:2014 ‘Guidance on sound Ne ois insulation and noise reduction for buildings’. account in this Development Brief. 6.82. Consideration should be given to the layout and design of buildings near Kingshill Road as preliminary surveys indicate 6.79. The development at Terriers Farm has the b. Air quality survey and report this as a noise source of concern, where mitigation including, potential to maximise energy efficiency and reduce the c. Contamination report for the acoustic glazing and mechanical ventilation may be required to carbon footprint of homes by incorporating measures development of the farm buildings. meet the required criterion. such as: d. Energy statement for the development 6.83. Adequate separation distances are required form a. Renewable or low carbon energy generation private dwellings and gardens to play spaces and sports including solar (photovoltaic or thermal) pitches to ensure no adverse effect upon amenity. panels, ground or air source heat pumps Ai r Quality b. Ensuring high levels of energy efficiency and thermal insulation in the fabric of new buildings 6.84. Proposals will need to demonstrate that they have considered potential sources of air pollution and meet the c. Careful selection of building materials with required air quality standards for development.. A desk-based good environmental credentials and exploring assessment of air quality impacts during the construction and opportunities for locally sourced materials operational phase of the proposed development will be under- taken. The assessment will consider impacts on human health d. Maximising passive solar gain and natural lighting and, if applicable, vegetation. through building form and orientation e. Incorporating water conservation measures and C i ontam nation considering the potential for grey water recycling 6.85. There is no known contamination on site, however the farmstead and associated buildings have been used for f. Consideration of green walls and roofs commercial purposes and therefore contaminates may be g. -through layout and road design to present in that part of the site. provide a safe and attractive environment for pedestrians and cyclists 6.80. Sustainable design measures should be integral with building design to avoid retro-fitted or ‘bolt’-on’ solutions.
p.48 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 I Nfrastructure REQUIREMENTS EDUCATION 6.86. The schooling requirements for the future occupiers of the site have been considered through the Reserve Site Infrastructure Delivery Plan. This makes it clear that secondary school provision will be off site and provided through an ongoing programme of school expansion funded through payments under the Community Infrastructure levy. RETAIL 6.91. There are a number of existing shops at the junction of Kingshill Road and Amersham Road close to the 6.87. The Reserve Site Infrastructure Delivery Plan sets out the site, with further shops along Amersham Road, including the Progress Bakery and the shops at Market Parade County Council’s preferred option for the delivery of primary in Hazlemere. school places. This is currently through the provision of a one form entry school at the Gomm Valley site and the expansion 6.92. Due to the range of existing shops that are available within a short walking distance to the site, no of other schools in the wider area. This will require financial additional retail facilities are required to be provided either on or off site. contributions secured through a Section 106 based on the number of pupils generated by the Terriers Farm development COMN M U ITY FACILITIES plus on-site formal open space provision in the form of a 3G 6.93. The site straddles the Terriers & Amersham Hill Ward and the Hazlemere North Ward. In terms of STP to compensate for the new school being located at Gomm community facility provision, the 2014 community facilities update puts Terriers & Amersham Hill ward as the Valley rather than on the Terriers Farm site. ward having the lowest level of community facility provision in the district by size and the third lowest provi- sion geographically and numerically. 6.88. There is currently a high level of in commuting to the Terriers area with a number of well performing schools proving 6.94. Notwithstanding the above, there are a number of existing community facilities around the site, includ- popular across High Wycombe, including Highworth Combined ing community spaces at the Hazlemere Recreation Ground, Holy Trinity Church and St Francis of Assisi School and Nursery, The Royal Grammar School, Sir William Church Hall. In addition, there are facilities in the local area such as the Hazlemere Library, a number of Ramsey School, Hazelmere Church of England School, Cedar public houses and the schools listed above which provide community hubs. There is therefore no require- Park School, Godstowe School, Widmer End Combined School ment for on-site community facilities (other than those provided for open space sports and recreation) and Kings Woods School and Nursery (all within 1.1 miles of the however this will need to be reviewed as development of the site progresses and it may be that buildings at site). Terriers Farm could be converted to a future community use. 6.89. The new school at Gomm Valley will allow a review of the 6.95. Any subsequent application(s) for development on the site will need to be accompanied by an appropri- catchment area of other local schools near Terriers, freeing up ate financial contribution in accordance with the CIL regulations towards additional provision as necessary. places and displacing ‘out of catchment’ children back to their local schools. It is unlikely that children living on the Terriers site HA E LTH would attend the Gomm Valley school, however, there is a clear functional relationship between the Terriers Farm development 6.96. Local Accident and Emergency services can be found at Wexham Park in Slough and Stoke Mandeville and the additional capacity that would be created by the new on the edge of Aylesbury, with the Wycombe Hospital (without an A and E facility) in High Wycombe town school on Gomm Valley to accommodate increased demand. In centre. There are a number of surgeries within 1.5 miles of the site, all of which are accepting new patients. addition, There are also a number of dentist surgeries within 1.5 miles of the site and a number of independent practitioners. 6.90. BCC has undertaken feasibility studies at Cedar Park and Hazlemere CE to assess the potential of the schools to expand 6.97. Based on this evidence there appear to be sufficient health and emergency services close to the site, to meet the growth in this area, including that from the Terriers although there may be a need for some facilities to be expanded and contributions can be made through the Farm development. community infrastructure levy as appropriate.
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.49 E MERgencY SERVICES seri v ces & UTILITIES Poe lic WASTE 6.98. One of the sustainability objectives for develop- 6.103. A waste management plan will be prepared which ment is to reduce crime, the fear of crime and anti-social will maximise recycling opportunities for the residents activity through the creation of safer places to live and of the occupied development. It will also address waste work. management during the construction phase to ensure waste is reduced. 6.99. In considering development proposals regard will be had to the Community Safety aspect of the Water and Sewerage development. Regard will also be had to the relevant requirements of Policy G26 in relation to distinguishing 6.104. Thames Water, in its capacity as the water public and private areas, natural surveillance and plant- company, should establish whether there is sufficient ing, and the advice of the Police Crime Prevention Design capacity in the system and the most appropriate means Adviser. of ensuring the new development is served appropriately. The developer will contribute towards system upgrades if Fire necessary and in line with legislation. 6.100. High Wycombe fire station is due to be relocated G as/electricity/communications as part of the wider town centre development. The location of a new fire station will be determined by wider 6.105. The gas and electricity utility providers have directions of growth because the location of the fire confirmed that the planned housing growth in Wycombe station is governed by statutory response times. There is district to 2026 can be accommodated by the existing currently no additional requirement for development at primary network. Some local reinforcements may poten- Terriers Farm. tially be required. There is an existing high pressure gas main that bisects the site. The developers will need to Amb ulance satisfy the Council that the route of this main has been accurately shown and taken into consideration when 6.101. SCAS has identified the need for further provision developing the land. of Amenity Points across the district. Amenity Points are normally made up of a small office able to house a 6.106. The developer will consult with the utility provid- couple of staff to rest whilst waiting for a task, plus space ers specifically in relation to the new development and to park an ambulance vehicle safely and the facilities to will include consideration of high quality broadband charge the vehicle. but no specific provision has been connections to facilitate home working as part of any identified for this site. Travel Plan measures. 6.102. Potential areas for Amenity Points within Wycombe District include West Wycombe area, a location between High Wycombe and Princes Risborough and the Cressex area. The delivery of these projects (location, timescales and cost) would be on a site-for-site basis.
p.50 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 7.0s Pha ing and Implementation 7.1. The Development Framework Plan (on page xx) is an indicative plan showing how the site could be developed based on the constraints and opportunities described in this document. Any proposals to develop the site will be expected to take these into account.
age im n ti ai Deivr l e y a w g 7.2. This development brief facilitates collaborative working between Wycombe District Council, private developers and the local community. In addition, there will be close liaison with Buckinghamshire County Council, statutory authorities, housing providers and other relevant third parties.
Psgha in 7.3. The development framework allows for the imple- mentation of the development over a period of time and by more than one developer. In order to ensure a I mPLementation Farm is appropriate and sustainable and will not be of high quality, cohesive development across the reserve detrimental harm to the site itself or the wider environ- 7.6. In accordance with the Planning Performance site that will take advantage of and link to its surround- ment. Where necessary the reports will also identify any Agreement between the Local Planning Authority, ings, any planning application should be supported by a possible mitigation measures that may need to form part Persimmon Homes and Redrow, the intention is to comprehensive and robust masterplan for the whole of of the final application proposals. the reserve site. report this Development Brief to Cabinet for adoption in Winter 2016/7, so as not to delay the preparation and ai 12 The planning application will 7.4. In bringing forward any planning application for an submission of a planning application. A pre-application be supported by various studies and area covered by the Development Brief including areas submission is also anticipated in 2016 to be followed by reports including, but not limited to: covered by the dashed red line the prospective developer the preparation of an outline planning application and will need to demonstration both how their proposal can submission. On the assumption that the outline planning a. Transport Assessment; application is approved the first reserved matters appli- be implemented in isolation and how they will achieve b. Archaeological Evaluation; consistency with the overall Development Brief and cation is likely to be submitted in 2017. This will allow Framework for the site. development to commence later in 2017, subject to c. Ecology and Habitat Surveys; market conditions. 7.5. In addition to national planning application validation d. Arboricultural report and Impact Assessment; requirements, planning applications should be supported 7.7. The findings of the respective studies and reports e. Landscape and Visual Impact Assessment; by the additional information referred to in this brief will influence the type and location of the different land uses proposed and the capacity of the development. f. Heritage Impact Assessment; and This will identify any site designations, constraints and opportunities to ensure that the development of Terriers g. Surface Water Drainage Assessment.
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.51 Appnix e d A Terriers Farm Local Plan Development Principles from Wycombe district council adopted Local plan to 2008
A .1. Site Description act as the main area of open space for the development. the planning application stage. A.2. Terriers Farm is a greenfield site on the northern A.10. Important landscape features (e.g. woodlands, A.18. Carry out a community needs assessment to side of High Wycombe occupying a valued sensitive area significant trees and hedgerows) of the site should be identify appropriate community provision for the site. In between Terriers and Hazlemere. It consists of pasture retained and enhanced, and contribute to generous this instance this assessment will also need to address land and adjoins both the Chilterns Area of Outstanding boundaries to the site. This should include: retail, sport and other services as well as other commu- Beauty and the Terriers Conservation Area. nity facilities. A .11. The provision of a substantial landscape belt A.3. Site Specific along the north west boundary of the site adjoining the A.19. Transport retained Ladies Mile hedgerow (which is a Biological A.4. Secure a form of development that integrates well Notification Site). This is needed to minimise the impact A.20. Safeguard a site for possible Park and Ride pending with the adjoining urban area whilst retaining a substan- of the development on the Area of Outstanding Natural the outcome of the relevant policy review. Two points of tial green wedge through the middle of the site linking Beauty, and protect and enhance its biodiversity. The vehicular access; the Terriers Green/ Kingswood open space to the south historic and recreational value of the Ladies Mile should A.21. A road through the site which penetrates the east with the open countryside of Grange Farm to the also be enhanced; north west. Development will need to safeguard impor- main north south ancient hedgerow at a location that tant landscape, historic, and nature conservation features A.12. The retention and enhancement of the ancient minimises the adverse impact on that hedgerow, and of the site, not adversely affect the adjoining Area of main north-south hedgerow through the site, which is allows buses to penetrate the site with benefit of priority Outstanding Natural Beauty, and protect the setting of also a Biological Notification Site, thereby enhancing its measures; Improvements to Totteridge Lane/Amersham the adjoining Conservation Areas and Listed Buildings. role as a wildlife corridor; Road junction, including bus priority measures; A.5. Housing Mix A.13. The enhancement of the copse adjoining the A.22. Improvements to Kingshill Road/Amersham Road northern edge of the Conservation Area through plant- junction, including bus priority measures; A.6. Provide for a range of house types and sizes to ing within the site to preserve the separate identity and A.23. Pedestrian footways along Kingshill Road; include detached, semi-detached, terraces, and flats. character of the adjoining Terriers Conservation Area; Affordable housing (at least 30% of all new bedspaces) and A.24. Pedestrian crossing facilities on Amersham Road will be required. and Kingshill Road, to link with existing footpaths and A.14. The integration of existing topography and drain- future desire lines; A.7. Wildlife, Landscape, Open Space and Play Provision age patterns within the new design. A.25. Walk/cycle connections to Hazlemere and A.8. The development will need to address the following A.15. Formal provision for open space (for children’s Widmer End and to link in with the planned cycle route issues through the preparation of a landscape strategy/ play and outdoor recreation for youth and adult use) will to the town centre from Kingshill Road via Green Road; landscape masterplan. This should be informed by a be required in accordance with the NPFA standards, and comprehensive study of the existing landscape features should include the provision of an equipped children’s A.26. Contribution to Wycombe Transportation adjoining and within the site and take into account the play area. The development should also accommodate Strategy; wider landscape pattern. the current informal uses occurring within the site. The A.27. Measures to maximise travel choice for residents; A.9. A strong landscape structure will be needed adjoining Hazlemere Recreation ground should be fully and to ensure that the settings of the AONB; adjoining integrated into the development through design and footpath links. Conservation Areas, the Ladies Mile and other Public A.28. A transport assessment incorporating the above Rights of Way are conserved and enhanced. This should A.16. Education and Community and addressing bus provision (including financial provision incorporate a significant green wedge following the exist- to pump prime services), managing the impact of traffic, ing main north-south hedgerow, linking Terriers Green A.17. Contribution towards local school provision off - and parking management (including what is the appropri- with the AONB. This green wedge should contain oppor- site may be required in relation to the Local Education ate level and means of providing parking). tunities for the continuance of informal recreation and Authority’s assessment of school provision in the area at p.52 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f d r a f t S e p t 2 0 1 6 T erriers Farm High Wycombe
Development Brief
d r a f t S e p t 2 0 1 6 T e r r i e r s F a r m - D e v e l o p m e n t B r i e f p.53