Thame Town Council
March 2013 ❚❚Contents
1 Introduction 2
Section 1 ❚ A Vision for Thame 3
2 About Thame 4 Housing 4 Working and Shopping 4 Getting Around 6 Leisure and Wellbeing 6 Environment, Sustainability and Design Quality 8
3 Constraints and Opportunities 10
4 Vision Statement and Core Objectives 12
5 The Future Vision for Thame 16
Section 2 ❚ Neighbourhood Plan Policies 21
6 Introduction to Policies 22
7 Housing 23
8 Working and Shopping❚ ❚ 27
9 Getting Around 34
10 Community, Leisure and Wellbeing 38
11 Environment, Sustainability and ❚ Design Quality 41
12 Delivery 54
Section 3 ❚ Housing Allocation Policies - ❚ Site Specific Requirements 55
Appendix A ❚ Table of South Oxfordshire District ❚ Council ‘Saved’ Policies 73
Appendix B ❚ Glossary 81 This is an interactive pdf.
Appendix C ❚ To help you find your way around the document we have f List o Neighbourhood Plan Policies 87 included a ‘clickable’ contents page - click on a chapter heading to take you to that page.
5343 Thame Neighbourhood Plan V6.indd ❚❚Foreword
Thame is a great town with a unique heritage and a dynamic Thame’s Neighbourhood Plan sets out a vision for the area future. Investment and change in the years ahead will only that reflects the thoughts and feelings of local people with a be worthwhile if it makes a real difference to the lives of local real interest in their community. The Plan sets objectives on people and the future of its community. key themes such as moving around, housing, employment, green space and community facilities. It builds on current The Thame Neighbourhood Plan, being led by the Town and planned activity and says what the Town Council and its Council, started back in September 2011. The Town Council partners will work towards. wanted the people of Thame to have a say in all aspects of the future of the town but most importantly it wanted local The Town Council is committed to developing and people to decide where new housing should go, rather than strengthening the contacts and groups that have evolved as leaving this decision to South Oxfordshire District Council a result of the Neighbourhood Planning process. It believes (SODC). that by working together to implement the Plan it will make Thame an even better place to live, work and enjoy.
Thame Town Council 2011-2015
Mayor Deputy Mayor Cllr Mike Dyer Cllr Mary Stiles Cllr Don Butler Cllr Nigel Champken-Woods Cllr Peter Lambert
Cllr Helena Fickling Cllr Jeannette Matelot Green Cllr David Laver Cllr Marius Ciortan Cllr David Dodds
Cllr Andy Gunn Cllr David Bretherton Cllr Mike Welply Cllr Vaughan Humphries Cllr Nichola Dixon
Neighbourhood Plan Thame 1 ❚❚1 Introduction
1.1 The Thame Neighbourhood Plan (the Plan) is a new 1.8 The Plan has given local people the power to decide type of planning document. It is part of the Government’s where new housing and employment should go, and how new approach to planning, which aims to give local people the town centre should change. Without the Plan, South more say about what goes on in their area. This is set out in Oxfordshire District Council would make these decisions on the ‘Localism Act’ that came into force in April 2012. behalf of the people of Thame.
1.2 The Plan provides a vision for the future of the town, and sets out clear planning policies to realise this vision. Whatsn i i the Neighbourhood Plan? These policies accord with higher level planning policy, as required by the Localism Act. 1.9 Although deciding where new housing and new employment should go is an important part of the Plan, it is 1.3 The Plan has been developed through extensive about much more than this. The Plan is a plan for the town consultation with the people of Thame and others with as a whole. It looks at a wide range of issues, including: an interest in the town. Details of the consultation have been recorded in a series of reports that are available to ■■ how new retail should support the town centre download from Thame Town Council’s website (www. ■■ whether a new community facility is needed and where it thametowncouncil.gov.uk) or are available in the Town Hall should go Information Centre. ■■ how walking and cycling around the town should be 1.4 A Consultation Statement provides an overview of improved the consultation, demonstrating that it fully accords with the requirements of the Localism Act. This consultation has ■■ how the Cattle Market site should be developed included meeting the requirements of Regulation 14 of the ■■ what open space new housing should contribute to the Neighbourhood Planning (General) Regulations 2012. The town Plan has been amended where appropriate in response to consultation comments. ■■ encouraging Thame to become a ‘greener’ town.
How the Neighbourhood Plan fits into the Planning How this Plan is organised System 1.10 This Plan is divided into three sections: 1.5 Although the Government’s intention is for local ■■ Section 1: A Vision for Thame, which sets out people to decide what goes on in their towns, the Localism Act sets out some important laws. One of these is that all -- a brief description of Thame today Neighbourhood Plans must be in line with higher level -- the issues that have influenced the vision planning policy. That is, Neighbourhood Plans must be in -- the Vision Statement and Core Objectives line with the National Planning Policy Framework (otherwise -- the future vision for Thame. known as the NPPF) and local policy, in particular South Oxfordshire District Council’s Core Strategy. The Core ■■ Section 2: Neighbourhood Plan Policies, which sets Strategy requires Thame to provide by 2027: 775 new out policies to support the overall vision. homes; a minimum of 2 hectares of employment land; and ■■ Section 3: Housing Allocation Policies - Site Specific additional retail floorspace. Requirements, which set out site-specific policies for the 1.6 The Localism Act allows the Plan to provide more allocated residential sites. than this number of houses and amount of employment 1.11 This entire document forms the Neighbourhood land, but it does not allow the Plan to provide for less. Development Plan for Thame. Under the Localism Act, 1.7 Neighbourhood Plans must be in line with European Sections 2 and 3 form the Plan’s policies. Regulations on strategic environmental assessment and 1.12 There is a large amount of background information habitat regulations. A Sustainability Appraisal (SA) of the that has helped in producing the Plan (this is known as Plan has been undertaken, and has been important in the ‘Evidence Base’). A summary document (Thame shaping the plan. The SA may be viewed on the Town Neighbourhood Plan: Evidence Base Summary) is available Council’s website. on the Town Council’s website. This provides an overview of key parts of the Evidence Base, as well as explaining what options were considered for the future of Thame.
Thame Neighbourhood Plan 2 ❚❚Section 1 ❚❚A Vision for Thame
Neighbourhood Plan Thame 3 ❚❚2 About Thame
Introduction 2.5 Consultation with local people has revealed concerns about the affordability of housing in Thame, particularly for 2.1 Understanding Thame is the starting point for young people and families. People are also concerned producing a good Neighbourhood Plan. This is because about there being a range of housing types available - the the Thame Neighbourhood Plan is an opportunity to plan perception is that many new developments are skewed the town’s future. What are the problems that the Plan could towards larger dwellings. However, the data indicates address? What are the opportunities the Plan could make that there is a smaller proportion of larger units in Thame the most of? compared with the rest of the district.
Working and shopping Thame Today 2.6 Thame is generally an affluent town. However, there are deprived areas: 3.1% of the population live in areas 2.2 A wide range of issues have been considered in identified as among the most deprived 20% in the region. producing the Plan. These can be grouped under five The rate of unemployment in Thame is 3.4% which is less themes: than half the average for England (7.9%) (SODC Thame ■■ Housing Background Paper, July 2011).
■■ Working and shopping 2.7 There are high levels of commuting out from Thame. At the time of the 2001 Census only 44 per cent of the ■■ Getting around resident working population worked within Thame. Key ■■ Leisure and wellbeing employment sectors include:
■■ Environment, sustainability and design quality. ■■ Retail: Thame has a strong independent retail offer and an attractive historic town centre. There is a lively weekly 2.3 An overview of these five themes is set out below. market. These are frequently cited by local people as the This overview includes information from background town’s major assets. reports along with issues raised by local people at the various consultation events. A more in-depth summary of South Oxfordshire District Council’s retail needs the background reports is available in the Evidence Base assessment identifies a need for an additional 5,700 Summary that accompanies this Plan. A full report of sq m of ‘comparison’ retail in Thame to 2027 (that is, issues raised during consultation is set out in the separate shops selling items such as clothes, books, electrical consultation reports, with an overview provided in the goods and so on, as well as cafes and restaurants). The ‘Consultation Statement’. assessment identifies a much smaller need (600 sq m) for ‘convenience’ retail to 2027 (that is, shops selling food).
■■ Industrial: Thame has an attractive industrial market. Housing Within South Oxfordshire, Thame is second to Didcot in 2.4 The parish of Thame has a population of around terms of warehouse and distribution activity (known as 11,000 people. B8). Thame has the most general industrial employment floorspace (known as B2) of all locations in South A review of available housing data shows that there is: Oxfordshire. ■■ a high level of home ownership (81%) and ■■ Office: Much of Thame’s current office accommodation correspondingly low proportions of social and private is based in converted buildings in the town centre. Local rented housing people and businesses say there is a shortage of good ■■ a wide choice of properties with the exception of flats quality offices. This is reflected by South Oxfordshire District Council’s studies which show there is a need for ■■ at the same time, a higher supply of 1 and 2 bed modern office accommodation, with demand for small properties compared with South Oxfordshire as a whole flexible units. (SODC Housing Market Assessment, Dec 2007).
Thame Neighbourhood Plan 4 Fig 2.1: Plan showing key places in the Parish of Thame
Thame Road d a o R ry bu les Ay
9 1 High Street 2 Kingsey Road oad d R for 3 THAME Ox
4 6 7 Towersey Road 5 8
MORETON
Chinnor Road
Thame Park (Historic Park and County Wildlife Site)
Thame Park Road
Key Parish Boundary 1 St Mary’s Church 2 The Cattle Market site 3 Town Hall 4 Lord Williams’s Upper School 5 Lord Williams’s Lower School 6 Cuttle Brook Nature Reserve 7 Southern Road Recreation Area 8 Elms Park 9 Queen Elizabeth Circle
Neighbourhood Plan Thame 5 Getting Around
2.8 Thame is a highly walkable town, as it is fairly flat and compact. However, not all parts of the town connect well into the town centre. Lea Park was identified by local people as poorly connected, with indirect and sometimes unattractive pedestrian and cycle routes, and car access only from the ring road.
2.9 As Thame is walkable, it is also suitable for cycling. However, there are few dedicated cycle routes with most cyclists using streets to get around.
2.10 The High Street forms the backbone of the town, forming a long, linear route running from north-west to south-east. The High Street is connected to the ring road that surrounds just over half the town. The ring road is perceived by local people as an ‘edge’ to the town.
2.11 The High Street provides a total of 170 parking spaces within the wider parts of the street at the Upper and Lower High Street parking areas. Together with parking on the Cattle Market (126 spaces), Southern Road (68 spaces) and Waitrose (222 private spaces) and other supermarkets, there is a total of 586 parking spaces within the town centre. Much of the parking is free, and is seen by local people as vital to supporting Thame’s shops. However, local people are concerned about the impact of traffic on the town centre and the availability of parking spaces.
2.12 The Evidence Base shows that, compared to © [email protected] Prints available at: www.AsisArt.com
2.14 Thame has a very active community life, representing ■■ the need for expansion of existing GP services by one GP many different groups and organisations. The Topic Group’s ■■ the equivalent of 0.7 of a community hall. assessment confirmed the perception identified at public consultation that most of the existing community facilities are of small to medium capacity, and that there is no large venue for groups of more than 200 people, apart from the parish church which can accommodate up to 350.
Thame Neighbourhood Plan 6 Fig 2.3: Map of Parish showing character of built environment
Key Historic core Chiltern Vale area (the Thame Conservation Area)
Lea Park Employment
East Road Area Moreton Conservation Area Moreton Village and Southern Thame neighbouring area
Neighbourhood Plan Thame 7 Environment, Sustainability and Design Quality
2.16 Thame generally has a high quality environment: an ■■ Thame Conservation Area: This character area makes historic town centre forming the heart of a Conservation the most significant contribution to the character of Area; the historic village of Moreton; attractive landscape Thame as a whole. It still retains much of the original surrounding the town; some good open spaces and an twelfth century planned form, with a broad main street attractive riverside. that widens out into a long market place and is lined with burgage plots. Thame has over 200 listed buildings, and Flooding: The River Thame flows to the north of the town, most of them are within the Conservation Area. and is connected to Cuttle Brook. There is a flood plain associated with the waterways that regularly floods. ■■ Lea Park: This is a large residential area to the north of the historic core. It was developed rapidly, mainly in the Open Space: Thame has three recreation areas: the 1970s, and is characterised by a cul-de-sac layout with Southern Road Recreation Area, Queen Elizabeth Circle pockets of green space. Dwellings are two storeys, and and Elms Park. The Cuttle Brook Nature Reserve is mainly semi-detached or terraced. located in the west of Thame, a few minutes walk from the town centre. It provides a habitat for various species ■■ Queen’s Road Area: This area was developed gradually, as well as an area for informal recreation for local people. generally from the town centre outwards, with some South Oxfordshire District Council’s “Open space, sport ribbon development extending along the main arterial and recreation facility assessment” (2008) outlines some routes of Chinnor Road and Kingsey Road dating from shortfalls of open space, sport and recreation in relation to Victorian and Edwardian times. East of Queen’s Road, the existing population of Thame (that is, without the addition there is housing development that ranges from the 1960s of a further 775 dwellings). to early 2000s.
Historic landscape: Thame Park is an historically ■■ Southern Thame: A residential area with a varied important landscape and provides the setting for the house character, with development from the 1930s through to which sits in the grounds. It is also designated as a County the present day. Wildlife Site as a result of the grasslands and woodland ■■ Chiltern Vale Area: A residential area, on land rising up to contained within it. the west side of the Cuttle Brook valley, which separates Character and heritage: Figure 2.3 sets out the broad it from the rest of the town. It was developed between character areas that make up the built environment of the 1960s and the 1990s. the parish. These are based both on analysis of the ■■ Moreton Village: A small, historic hamlet to the south of town and discussions held with members of the Thame Thame. Most of it is designated as a Conservation Area. Neighbourhood Plan Environment Topic Group. Moreton has 11 listed buildings. 2.17 The original town developed around St. Mary’s ■■ Employment: Industrial area containing a variety of units Church at the western end of today’s High Street. In the late of different sizes and types including some office and twelfth century ‘New Thame’ was planned by the Bishop light industrial use. Principally characterised by large of Lincoln and established the historic town centre as it is ‘shed’ like buildings with few windows. today, including the Buttermarket and Cornmarket. The last century has seen Thame grow from a population of 3,000 in 1901 to around 11,000 today.
Thame Neighbourhood Plan 8 2.18 Understanding the characteristics of the town is important in designing new development. New development within or next to either of the Conservation Areas or listed buildings must make sure it preserves and enhances the character of the area. Other areas may require a different design approach - for example, there may be opportunities for new development to change the character of less positive places such as the industrial area by introducing a new character.
Fig 2.7: Chiltern Vale area Fig 2.8: Employment area
Fig 2.4: Thame’s historic High Street Fig 2.9: Moreton
Fig 2.5: Lea Park Fig 2.6: East Thame Fig 2.10: Southern Thame
Neighbourhood Plan Thame 9 ❚❚3 Constraints and Opportunities
3.1 It is important to understand the technical ‘A Road’: The ring road forms a strong edge to opportunities and problems in and around the town that the town and is difficult to cross. Local people may affect where new development could be located. This were concerned about development to the north provides the basis for making informed choices about where of the town (between the sewage works and the new development may go. Figure 3.1 opposite provides a Rugby Club) as not only is the ring road difficult to summary of these technical issues. The purple areas show cross, the pedestrian and cycle links into Thame where development could potentially be located. Those through Lea Park are indirect and sometimes sites that have previously been considered for housing unattractive. The ‘A road’ would therefore be a by South Oxfordshire District Council labelled with the site ‘barrier’ to new development. references used by South Oxfordshire District Council (‘A’, ‘B’ etc). More information on technical issues is available in the Evidence Base Summary document that supports this ‘B Road’: The south-eastern part of the ring road Plan. is less busy than the rest, and this is reflected in 3.2 The purple areas provide far more land than is its classification as a ‘B road’. This area also has needed for 775 new homes and 2 hectares of employment. streets that connect pedestrians and cyclists A range of options was explored as to where new directly into the High Street (Chinnor Road development could go, and this is explained in the Evidence and Towersey Road). Whilst still an obstacle to Base Summary document. movement, the ‘B road’ is less of a barrier to new development than the ‘A road’.
Ridge Line: Land to the east of Thame has less obvious ‘edges’ to future development than some other areas. However, there is a gentle yet Flood Plain and High Landscape Value: The distinct ridge line to the east that makes a logical blue area combines the flood plain with areas place to stop any built development and ensure of high landscape quality. No development can the town blends into the countryside. take place in this blue area. Conservation Area: The majority of Thame 20 minute walking zone: The yellow dashed town centre is covered by a conservation area, line shows the approximate 20 minute walking and there is a conservation area within Moreton – distance from the Town Hall. This is a starting these are shown by the brown boundaries on the point for considering potential locations for plan. There are more than 200 listed buildings ‘walkable’ development and should not be within Thame and 11 within Moreton. The thought of as definitive - some people will be able majority of Thame’s listed buildings are within the to walk further in 20 minutes, and others will be conservation area. Any development that affects able to walk less. the setting of either of the conservation areas and/or any of the listed buildings must preserve Bus routes: This plan simply shows the routes and enhance them. buses currently take around the town - it does not show how often buses run. As the general Potential Development Areas: The purple principle is to disperse new housing around the areas show those major locations in which new town in smaller amounts, we will need to look development could be located. at upgrading existing bus routes rather than providing new ones. This plan helps us to see where the bus routes are.
Thame Neighbourhood Plan 10 Fig 3.1: Plan summarising technical spatial issues
A
F 1 B 3 2
D 4 5 C
Key Parish Boundary 1 Cattle Market 2 The Elms 3 Lord Williams’s Lower School 4 Jane Morbey Road 5 Park Meadow Cottage
Neighbourhood Plan Thame 11 ❚❚4 Vision Statement and Core Objectives
4.1 The Vision Statement and Core Objectives were developed with the local community at a series of community engagement events. They form the foundation of the Thame Neighbourhood Plan.
The Vision Statement
Thame must maintain its character as a real market town
4.2 The overwhelming view from local people is Thame’s typically have a population of 2,000 – 35,000. Thame has a strength is that it is a ‘real market town’. The Thame population of about 11,000 at present) but other factors too. Neighbourhood Plan’s overall vision must therefore be to Walkability is important – at present, the majority of people maintain this market town character. living in Thame are within about 15 minutes walk of the High Street. Although the town will grow, it should remain 4.3 What makes a town a ‘market town’? One definition reasonably compact. is: Thame must continue to have a close relationship with ‘A small town in the countryside which has a regular market the open countryside around it: Just as it doesn’t take and acts as a centre for surrounding farms and villages’ long to walk to the town centre, most residents live within 4.4 Putting this definition together with the vision of about 15 minutes walk of the surrounding open farmland. maintaining Thame’s character as a market town provides Compactness is important to a close relationship with open a set of principles for delivering the vision. These are that countryside. Thame must: The Cuttle Brook Nature Reserve is an important green area ■■ continue to feel ‘compact’ within the town.
■■ continue to have a close relationship with the open Thame must retain its markets, festivals and events: The countryside around it weekly Tuesday market is central to Thame’s character and identity, and must be maintained and helped to flourish. ■■ retain its markets The twice weekly Cattle Market, monthly Farmers Market ■■ continue to act as a centre for the surrounding area, not and annual events such as the French Market help to just residents strengthen Thame’s ‘market town’ identity. ■■ remain attractive to residents and visitors. Thame must continue to act as a centre for the 4.5 Looking at the first four principles in more detail, surrounding area not just its residents: Thame needs to achieving the vision means: provide a range of different uses as well as housing – that is, employment, shopping, and community facilities, including Thame must continue to feel ‘compact’: This is not education. It’s important that good car, public transport, just to do with numbers of people (for example, the group walking and cycling access are provided so that people from ‘Action for Market Towns’ suggests that a market town will the surrounding villages can get to them easily.
Thame Neighbourhood Plan 12 The Core Objectives
4.6 The Core Objectives are grouped under five headings:
■■ Housing
■■ Working and shopping
■■ Getting around
■■ Leisure and wellbeing
■■ Environment and sustainability.
4.7 For each heading, there are some comments about the main issues raised at the public consultation events, Fig 4.1: The comments and objectives in this chapter have come followed by the Core Objectives that were developed from directly from what local people said at the consultation weekend in these comments. October 2011
Fig 4.2: Full details of what people said at the consultation can be found in reports on the Town Council’s website
Neighbourhood Plan Thame 13 Housing Getting around
Main comments raised by local people during the Main comments raised by local people during the consultation include: consultation include:
■■ 600 homes on one site is too many - new housing ■■ more footpaths / cycleways needed to extend and link needs to be integrated on smaller sites into the Phoenix Trail
■■ new homes should be spread over several sites, not in ■■ creating a cycle path to Haddenham and Thame one big development Parkway Station
■■ a lack of affordable homes to buy or rent ■■ improving connections between Thame and the surrounding villages ■■ a shortage of smaller homes (3 bedrooms and fewer) ■■ planning public transport so that - for example - bus OBJECTIVE: Integrate new housing into Thame and train times work together OBJECTIVE: Provide a greater range of affordable housing ■■ the impact of more traffic from new homes OBJECTIVE: Provide a range of different housing types ■■ parking in the town centre across all tenures OBJECTIVE: Connect new housing into Thame and the wider area with good pedestrian, cycle and bus connections Working and shopping OBJECTIVE: Improve existing pedestrian and cycle Main comments raised by local people during the connections within Thame consultation include: OBJECTIVE: Improve connections to surrounding ■■ retaining the number and mix of independent shops in destinations the town centre OBJECTIVE: Plan public transport to better meet users’ ■■ a shortage of good quality new employment space; needs
■■ the Cattle Market site is vital to the future of the town OBJECTIVE: Ensure car parking within the town supports centre the viability of the town centre
■■ new employment sites should include a mix of uses, not just office or industrial
■■ encouraging one or two company headquarters to come to Thame
OBJECTIVE: Support Thame’s shops
OBJECTIVE: Provide new employment
OBJECTIVE: Make sure the Cattle Market site supports Thame town centre
Thame Neighbourhood Plan 14 Community, leisure and wellbeing Environment, sustainability and design quality Main comments raised by local people during the consultation include: Main comments raised by local people during the consultation include: ■■ providing a really large meeting room (200+ capacity) ■■ providing generous open space on new development ■■ creating more riverside walks ■■ improving existing open spaces with more variety ■■ another primary school is needed if there is more housing ■■ creating some more nature reserves
■■ supporting local people ■■ designing new development so that it is sympathetic to Thame’s character ■■ needing to get more people living AND working in Thame (i.e. reduce commuting) OBJECTIVE: Co-ordinate green infrastructure OBJECTIVE: Provide more public open space OBJECTIVE: Provide a large community facility OBJECTIVE: Improve existing open space OBJECTIVE Ensure the Thame Neighbourhood Plan meets the needs of local people OBJECTIVE: Provide riverside walks within natural green space OBJECTIVE: Allocate land for a primary school OBJECTIVE: Co-ordinate sports provision
OBJECTIVE: New development to address flooding and drainage issues
OBJECTIVE: Encourage energy efficient and sustainable development
OBJECTIVE: Development should reinforce the character and quality of Thame
Neighbourhood Plan Thame 15 ❚❚5 The Future Vision for Thame
5.1 The Plan overleaf provides the overall future vision for 5.4 However, the project to amalgamate the Lord Thame. This plans for: Williams’s School is at an early stage and it is not yet certain that it will go ahead. The Plan therefore proposes ■■ an additional 775 homes* a ‘back up’ plan in case LWLS does not come forward for ■■ three hectares of new employment land* development. The Future Vision identifies ‘reserve sites’ that will only come forward for residential development if the ■■ new retail within the town centre* LWLS is not developed. These are: ■■ potential locations for a new community facility ■■ reserve land on Site F, together with the LWS expansion ■■ new and improved connections in and around the town land (which would no longer be required for the school if the amalgamation does not go ahead) ■■ new and improved open spaces. ■■ reserve land on Site C.
Additional Homes Employment Land 5.2 The majority of new homes are allocated between three sites: C, D and F. This approach: 5.5 The Thame Neighbourhood Plan must provide a minimum of two hectares of new employment land. This is ■■ ensures that housing is well dispersed across the town about the size of three football pitches. The spatial vision: ■■ improves the unattractive southern approach to the town ■■ provides three hectares of new employment land to the by shielding views of the existing employment areas east of Thame on Site B where it is well located in relation ■■ ensures that development on Site F is at a level that can to existing employment uses respond sensitively to views to the site. ■■ encourages employment as part of mixed-use 5.3 Two significant sites within the town are allocated for development in other areas such as the Cattle Market residential. The smaller of the two, Land at The Elms, uses site. some of the land attached to the listed building. The second 5.6 An additional hectare has been added to the 2ha site is the Lord Williams’s Lower School (LWLS) The school required by SODC to make up for the loss of employment wishes to move the Lower School onto the Upper School land at the former Memec site, which this Plan allocates for site, so that the school is in one place. These sites are residential. included to:
■■ provide new homes within walking distance of the town centre New Retail
■■ provide public open spaces 5.7 The future vision allows for up to 5,700 square metres of new retail in the town centre. This includes all types of ■■ ensure that any new housing on the LWLS site is counted retail within the A1-A5 use classes except convenience as part of the overall allocation of 775 new homes (that is, food shopping). The retail should be predominantly ■■ help with the amalgamation of the school. ‘comparison’ - that is, non-food items such as clothes, books and electrical goods. The main sites for new Site F provides an area of land to the north of Oxford Road to comparison retail are the Cattle Market site (as part of a help with the school amalgamation. mixed-use development) along with no. 10 High Street and the Fire Station site. These will:
■■ help prevent pressure to provide ‘out-of-town’ shopping * As required by the South Oxfordshire Core Strategy ■■ support the town centre shops.
Thame Neighbourhood Plan 16 Community Facilities Open Spaces
5.8 The Plan identifies three alternatives sites that have 5.10 The future vision protects key open spaces within the the potential to accommodate a new community facility town, Including: large enough to hold 200+ people. The three potential sites ■■ the Cuttle Brook Nature Reserve are: ■■ the Cricket Ground ■■ the Cattle Market site ■■ The Moats ■■ retaining some existing facilities at Lord Williams’s Lower School should the site come forward for development ■■ Stones Close Allotments
■■ the northern end of the Southern Road Recreation Area. ■■ Elms Park
■■ the Southern Road Recreation Area.
Connections 5.11 In addition, the spatial vision sets out where new publicly accessible open spaces will be provided and these 5.9 The future vision identifies the potential to improve are: existing pedestrian and/or cycle routes, as well as providing new ones. These include: ■■ an extension to the Cuttle Brook Nature Reserve as part of the development of Site F ■■ extending the Phoenix Trail westwards to connect to Rycote Lane ■■ open space to the south of Sites C and D, providing a soft edge to Thame ■■ providing pedestrian / cycle routes along the ring road to the east and north of the town ■■ a public park as part of the development of Lord Williams’s Lower School ■■ enhancing existing links to the town centre through Lea Park ■■ open space as part of the development of land at The Elms. ■■ providing riverside walks as part of the development of Sites C, D and F.
Neighbourhood Plan Thame 17 Fig 5.1: The future vision for Thame
Thame Road
Aylesbury RoadFootball club
Cricket Lord Williams’s club School Expansion 203 High Street Land
F Barley Hill St Joseph’s 1 Primary Primary Primary School School Oxford Road School Reserve Site Town Centre
Lord Williams’s School 2
John Hampden Primary School
Allotments
175 4 ThamePark Road 5 D
Moreton
Thame Neighbourhood Plan 18 Allocated residential site, including open space and buffer planting within the built up area, roads and other infrastructure.
Potential alternative locations for new community facility
Existing schools, expansion land for Lord Williams’s School and a reserve primary school site
Employment site (B1, B2 or B8)
Publicly accessible open space and landscape within allocated residential site
Rugby club Natural green space within Lea Park allocated residential site
Kingsey Road Cuttle Brook Nature Reserve: existing and proposed extension within site F
Open land around Thame
3 Towersey Road Existing open spaces within Thame, including playing pitches
River and approximate extent of flood zone
B Principal vehicular movement route
ThamePark Road
Key pedestrian routes, existing and proposed Chinnor Road C 187 Reserve housing sites
B 3 Hectares of employment C 187 dwellings D 175 dwellings F 203 dwellings 1 Cattle Market site 2 Land at The Elms: No more than 45 dwellings 3 Lord Williams’s Lower School: 135 dwellings 4 Jane Morbey Road: 18 dwellings 5 Park Meadow Cottage: 12 dwellings
Neighbourhood Plan Thame 19 Thame Neighbourhood Plan 20 ❚❚Section 2 ❚❚Neighbourhood Plan Policies
Neighbourhood Plan Thame 21 ❚❚6 Introduction to Policies
Introduction Each objective is set out in a green box
6.1 Section 1 sets out the overall vision for Thame as a Explanatory text is provided for each objective. whole. This Section sets out the policies to support and deliver the vision. The policies are grouped under the following topics: Each objective is supported by a number of policies. ■■ Housing These policies are highlighted in green.
■■ Working and shopping The policies are supported by text that explains how and why the policy requirements must be met. ■■ Getting around Fig 6.1: Diagram showing how the objectives, explanatory text and ■■ Leisure and wellbeing policies are presented ■■ Environment, sustainability and design quality.
6.2 Each topic has its own chapter. The chapters are structured in the same way for each topic with:
■■ a summary table setting out the policies, showing which of Section 1’s Core Objectives they support
■■ each objective is set out in a green box, with explanatory text
■■ each objective is supported by a number of policies. These policies are highlighted in green, supported by text that explains how and why the policy requirements must be met. Each of the policies is provided with a reference number (e.g. ‘H1’).
Thame Neighbourhood Plan 22 ❚❚7 Housing
OBJECTIVE POLICY INDEX
Provide new housing as required by the H1: Allocate land for 775 new homes South Oxfordshire Core Strategy
H2: Review delivery of Lord Williams’s Lower School allocation
H3: Review delivery of land at The Elms
Integrate new housing into Thame H4: Integrate allocated sites
H5: Integrate windfall sites
H6: Design new development to be of high quality
H7: Provide new facilities
Provide a greater range of affordable H8: Provide affordable housing housing
Provide a range of different housing H9: Provide a mix of housing types types across all tenures
H10: Provide a Thame-Specific Affordable Housing and Dwelling Mix Strategy
Neighbourhood Plan Thame 23 Objective: Provide new housing as required by the H3: Review delivery of Land at The Elms (HA4: The South Oxfordshire Core Strategy Elms - Allocation for no more than 45 residential dwellings) This section of the Plan explains the housing policies Should a planning approval be granted for fewer than 45 that apply to all new residential developments in Thame. dwellings, the balance shall either: The Future Vision for Thame (Chapter 5) sets out where Thame will grow up to 2027. Detailed site-specific policies ■■ be added to the Lord Williams’s Lower School relating to each of the housing allocations are contained in allocation (Policy HA5); or Section 3. ■■ should this site not come forward in line with Policy H2, the balance should be added to the Reserve Site F (Policy HA6). H1: Allocate land for 775 new homes
Permission will be given for new housing as set out in Table 1 and as shown in the site allocation plans Objective: Integrate new housing into Thame in Section 3 provided the development meets the requirements set out in the policies of this Plan and the Proposals for new housing in Thame must ensure that South Oxfordshire Core Strategy. the new homes are well integrated with the existing town. This integration could be achieved by a number of means Site Allocated housing including: numbers ■■ good connections – short and direct routes for Site C 187 homes pedestrians and cyclists connecting to the rest of the town, and the town centre in particular Site D 175 homes ■■ good quality design that responds to the character of Site F 203 homes Thame Park Meadow Cottage 12 homes ■■ provide new facilities that can be shared with adjacent Jane Morbey Road 18 homes areas – e.g. open space – so connecting new and old together Land at The Elms No more than 45 homes ■■ provide a good mix of housing types (see Policy H9). Lord Williams’s Lower 135 homes School Site The vision for Thame is to ensure that the town continues to feel ‘compact’. This means that new housing should Total 775 homes be well integrated into the town, avoiding a single large Site F LWS Reserve 28 homes development that is perceived as a separate place. This will ensure that residents in the new homes feel integrated Site F Reserve 50 homes with the existing community. Dispersing new housing Site C Reserve 57 homes development across a range of sites will help ensure that these sites are of a size that avoids dominating the local Total Reserve 135 homes area. Table 1
H2: Review delivery of Lord Williams’s Lower H4: Integrate allocated sites School allocation (HA5: Lord Williams’s Lower Proposals for new housing must ensure that the new School - Allocation for 135 residential dwellings) homes are well connected both within the site and with If planning permission for residential development the wider town. Section 3 sets out specific minimum of the Lord Williams’s Lower School Site has not been requirements for connections for each of the allocated secured by 1 April 2021, the areas identified as Reserve sites that must be incorporated within development Land (HA6: Reserve Site F - Allocation for 78 residential proposals. dwellings; HA7: Reserve Site C - Allocation for 57 residential dwellings) will be released for residential development. If the Reserve Land is released, the allocation of Lord Williams’s Lower School for residential development will be removed.
Thame Neighbourhood Plan 24 7.1 Good connections may be achieved by providing: Proposals for ‘windfall’ sites that are not allocated in this Plan must be of high quality and designed to reflect ■■ short, direct routes for pedestrians and cyclists Thame’s character, and demonstrate that they meet the connecting the new development to the rest of the town. requirements set out in Chapter 11. This may include upgrading existing routes that connect to the development to make them attractive and safe for 7.5 Thame’s community has indicated that they want pedestrians and cyclists new housing to be well designed. Good quality design is not just about what buildings look like, it is also about how ■■ good access to public transport, by locating streets are designed, how buildings relate to the street, how development as close as possible to existing bus routes new development is designed to relate to nearby buildings and providing good pedestrian access to bus stops and spaces and so on. Guidance for this is provided in ■■ good connections within the development area itself, so a Chapter 11 and specific requirements for the allocated sites choice of connections to the wider town is provided are set out in Section 3.
■■ layouts that follow the design guidance for achieving good pedestrian environments set out in Chapter 11. H7: Provide new facilities 7.2 The community wants new homes to be integrated All proposals for new housing will be required to and residents want to have a choice of modes of transport. demonstrate provision of appropriate new facilities These requirements are set out in the diagrams for each site. on site and provision of, or contributions to, off-site facilities as required by Policy D1 of this Plan.
H5: Integrate windfall sites 7.6 New homes will bring additional demands to services such as healthcare and education, as well as community Permission will be granted for small residential facilities. In addition, new homes will place an further developments on infill and redevelopment sites within burden on existing utilities infrastructure. The additional the parish, including Moreton village, subject to infrastructure required as a result of new housing is set out in proposals being well designed and meeting relevant Appendix A of the Delivery Strategy. requirements set out in other policies in this Plan and the South Oxfordshire Core Strategy. 7.7 There are two types of new facility to which new housing must contribute: 7.3 Small residential developments may come forward in the period leading up to 2027. These are known as ■■ the first is for facilities that can be provided on site - for ‘windfall sites’. Development must achieve best use of land example, open space in a manner that does not adversely impact on other policies ■■ the second is for financial contributions to social and within the Plan, particularly those that relate to environmental community facilities that will be provided off-site. and design quality. The density of development should create a character that is appropriate to the site’s context. 7.8 Open space requirements for each of the allocated sites are set out in Section 3. The aim of these requirements 7.4 Windfall sites must incorporate similar principles of varies according to each site, and includes: creating good connections to those set out in H4 above and in Chapter 11. ■■ protecting areas of ecological value and extending areas of value such as the Cuttle Brook Nature Reserve
■■ creating an appropriate edge to the town that makes a H6: Design new development to be of high quality transition between the built area and the countryside Proposals for new housing on the allocated sites must ■■ providing amenity space for future and existing residents. be of high quality and designed to reflect Thame’s character. They must demonstrate how they meet the 7.9 Open space on ‘windfall’ sites must be provided in following: accordance with the minimum standards set out in Chapter 11, Environment, sustainability and design quality. ■■ the requirements set out in the diagrams for each site in Section 3, identifying the key design issues 7.10 Developers of new residential development, including that new development must address to achieve good windfalls, will be expected to make financial contributions quality design towards new and/or improved infrastructure as set out in the Delivery Strategy. ■■ the policies set out in Chapter 11 for good quality design.
Neighbourhood Plan Thame 25 Objective: Provide a greater range of affordable Objective: Provide a range of different housing types housing across all tenures
The Thame Neighbourhood Plan must be in line with The South Oxfordshire Core Strategy 2012 states that the South Oxfordshire Core Strategy 2012, which aims ‘a mix of dwelling types and sizes to meet the needs for 40% of affordable homes in new developments. of current and future households’ is required. Saved However, it is not just about numbers but the type of Policy H7 sets out more specific details of dwelling affordable housing – at the consultation, local people felt mix requirements - however, the emphasis on smaller that the current approach of social rented and shared dwellings is at odds with the Evidence Base which ownership dwellings was too narrow to meet local needs. indicates that Thame has a higher proportion of smaller units compared to the District as a whole.
To ensure that local needs are met, the Thame H8: Provide affordable housing Neighbourhood Plan requires a more specific strategy for All proposals for new housing where there is a net gain dwelling mix. of three or more homes should provide affordable housing as required by Policy CSH3 of the South H9: Provide a mix of housing types Oxfordshire Core Strategy 2012. Affordable homes should be well integrated with market housing. The On schemes of more than six dwellings, a mix of type and size of affordable homes should meet the dwelling types and sizes to meet the needs of current specific needs identified for Thame. and future households in Thame will be sought. Large areas of uniform type and size will not be acceptable. 7.11 Affordable housing should generally be provided on- site and must be fully integrated with the market housing throughout the development. Affordable housing must be H10: Provide a Thame-Specific Affordable Housing visually indistinguishable from the market housing. and Dwelling Mix Strategy 7.12 Affordable housing must be of a type, size and tenure On schemes where there is a net gain of six or more that meets local needs. Current information available from homes, developers are required to submit a Thame- South Oxfordshire District Council addresses district-wide Specific Affordable Housing and Dwellings Mix Strategy needs. This Plan aims to ensure that developers provide with any planning application. The Strategy must housing that meets specific local needs. clearly set out identified housing needs within Thame 7.13 Planning applications for residential development and demonstrate how the proposed development where there is a net gain of six or more homes must be addresses those needs. accompanied by an Affordable Housing and Dwelling Mix 7.14 New housing should be of a type and size that meets Strategy in accordance with the requirements set out in the the changing local needs of residents over their lifetimes. Thame Neighbourhood Plan Delivery Strategy. The Strategy must meet the minimum requirements for the mix of homes set out in South Oxfordshire Core Strategy policy CSH4. All proposals for new homes should meet the requirements of Strategy.
7.15 On schemes of six or fewer homes, but with a net gain of three or more dwellings, the mix of affordable housing required through Policy H8 shall be provided either in accordance with a Thame specific affordable housing strategy to be submitted with the application or in accordance with housing need as identified by South Oxfordshire District Council.
Thame Neighbourhood Plan 26 ❚❚8 Working and Shopping
OBJECTIVE POLICY INDEX
Support Thame’s shops WS1: Locate new retail development in the town centre
WS2: Retain and enhance primary and secondary retail frontages
WS3: Redevelop the postal sorting office and/or telephone exchange for retail
WS4: Develop the Fire Station site for a use that supports the town centre
WS5: Develop land at no. 10 High Street for a use that supports the town centre
WS6: Permit small shops on allocated residential sites
WS7: Retain small scale employment in the town centre
WS8: Encourage a diverse range of uses in the town centre by supporting new residential use on upper floors
WS9: Encourage a diverse range of uses in the town centre by avoiding loss of residential uses
WS10: Encourage a diverse range of uses in the town centre by supporting new office and retail uses on upper floors
Provide new employment WS11: Allocate a minimum of 2 hectares of land for new employment
Protect and support existing WS12: Retain existing employment land in employment employment use
WS13: Support improvements to existing employment areas
Make sure the Cattle Market site WS14: Redevelop the Cattle Market site for mixed-use supports Thame town centre
WS15: Ensure that redevelopment of the Cattle Market site incorporates key principles to relate it positively to the wider town
Neighbourhood Plan Thame 27 Key Town centre boundary Primary retail frontage Secondary retail frontage Fig 8.1: Plan defining Thame town centre and primary and secondary retail frontages
WS1: Locate new retail development in the town Objective: Support Thame’s shops centre
The best way to support Thame’s shops is to focus new Permission will be granted for new town centre uses retail development in the town centre. Other ways of (use classes A1 – A5) in Thame town centre (as defined supporting retail are to make sure people live and work in Figure 8.1). in the town centre. This can be done by supporting 8.1 The South Oxfordshire Core Strategy indicates that employment and encouraging residential uses, especially 5,700 sq m of new A1 – A5 floorspace is required by 2027 of above shops. which 3,400sqm (net) is for comparison retail, and 600sqm Supporting Thame’s shops means more than looking (net) is for convenience retail, with the remainder for a after existing shops. Meeting this objective also requires mixture of cafes, restaurants and financial and professional that potential development sites within the town centre services. There is therefore a very limited need for more boundary are developed in such a way so as to support convenience shops. Our approach aims to keep shoppers the functioning of the town centre. within the core of the town, so that the vitality of the town centre is maintained. If new retail development takes place Thame is a small town and any major shopping on the Cattle Market site, it will be important to ensure North development outside the town centre would be likely to Street provides a good link by encouraging retail uses in this undermine the town’s vitality and the viability of the town location. centre shops. This would be detrimental to the overall sustainability of the town and would be likely to reduce 8.2 It is anticipated that sites could be brought forward to the accessibility and choice of services and facilities meet this floorspace as follows: available to the community. The historic nature of the town centre makes it difficult to accommodate large new Site Floorspace m2 units, although there are opportunities to extend shops Sites already completed since 1,121 in depth and to increase the shopping area and these retail study will be supported unless this will lead to unacceptable amalgamation of burgage plots. Outstanding commitments with 142 planning permission
Cattle Market 3,000
Postal Sorting Office 420
Fire Station 250
10 High Street 700
Sites in allocated residential areas 300
TOTAL 5,933 Thame Neighbourhood Plan 28 WS2: Retain and enhance primary and secondary retail frontages
In order to maintain the shopping function of the primary retail frontages the introduction of new non- retail uses such as banks and building societies, cafes, restaurants and the like (Classes A2, A3, A4 and A5) will be restricted at ground floor level to a maximum of 35% of the sum total of the length of primary retail frontages, as defined in figure 8.1.
Within secondary retail frontages, change of use from residential and/or employment to uses within A1-A5 Fig 8.2: Plan showing the postal sorting office and telephone exchange site will be supported provided that the proposed use is compatible with nearby residential properties.
8.3 The vitality of the town centre is dependent on primary retail frontages and so it is important that the retail frontages be retained and enhanced.
8.4 Figure 8.1 defines the primary and secondary retail frontages within Thame town centre. Primary frontages already include a high proportion of retail uses. Secondary frontages include some shops, but are more mixed and have the potential to provide uses to support the town centre with not only retail but also uses such as cafes, restaurants, and financial and professional services. Fig 8.3: Plan showing the Fire Station site
WS3: Redevelop the postal sorting office and/or telephone exchange for retail
The postal sorting office and/or telephone exchange site (Figure 8.2) should be redeveloped for retail-led uses should they become redundant.
8.5 This site is located within the primary retail frontage and has the potential, with appropriate redevelopment, to enhance the primary shopping frontage.
WS4: Develop the Fire Station site for a use that Fig 8.4: Plan showing land at 10 High Street supports the town centre
The Fire Station site (Figure 8.3) should be redeveloped frontage. It has the potential for retail development similar to for retail, business or community uses should it become that in Swan Walk and Greyhound Walk in Thame. redundant.
8.6 This site is located within the town centre close to the WS6: Permit small shops on allocated residential primary retail frontage. With appropriate redevelopment, it sites has the potential to support the vitality of the town centre. Permission will be granted for a small retail unit of floor area up to 100 sqm within each allocated residential WS5: Develop land at 10 High Street for a use that area outside the town centre. supports the town centre 8.8 This type of retail is not intended to compete with the Land at 10 High Street (Figure 8.4) should be town centre’s shops but provide for immediate day-today redeveloped for retail uses should it become redundant. needs of nearby residents by providing goods typically found in a local newsagent. 8.7 This site is well located for retail as it is adjacent to a well-used route connecting the car park to the primary retail
Neighbourhood Plan Thame 29 WS7: Retain small scale employment in the town ■■ where an employment or retail use is proposed, centre providing that use would enhance the vitality and viability of the town centre. Proposals for the redevelopment or change of use of the ground floor of redundant land or buildings in employment or service trade use to non-employment WS10: Encourage a diverse range of uses in the uses will only be permitted if the existing use is no town centre by supporting new office and retail longer economically viable and the site has been usesn o upper floors marketed for freehold or leasehold at a reasonable price for at least a year without restriction. Within the town centre, office and retail uses will be permitted in upper floor accommodation above existing Proposals for the redevelopment or change of use of commercial premises provided that: redundant land or buildings in employment or service trade use to A1-A5 uses will be permitted in those areas ■■ the viability of any ground floor commercial use located within the defined primary and secondary retail would not be adversely affected frontages. ■■ the proposals would be consistent with Policy WS9 8.9 Small scale employment uses (use class B1) ■■ the site is well integrated with the primary and contribute to the liveliness and activity of the town centre. secondary retail frontages There has been a trend, on small sites, to convert from employment to residential - this does not support the Plan’s ■■ there would be no adverse impact on the amenities objective of supporting Thame’s shops. of neighbouring uses.
Objective: Provide new employment WS8: Encourage a diverse range of uses in the town centre by supporting new residential use on New employment should aim to secure high quality upper floors jobs, and be offices / business use (B1) or hi-tech office / industrial use (B2) or warehousing / distribution (B8). Residential use of accommodation on upper floor levels above existing shops in the town centre will be In order to accord with South Oxfordshire District Council supported provided that: Core Strategy Policy, a minimum of 2 hectares of land must be allocated for employment. This Plan allocates 3 ■■ such accommodation is not currently in employment hectares to make up for the loss of employment land at use the former Memec site, which is allocated for residential. ■■ if the upper floor is in employment use, the requirements of Policy WS7 have been met WS11: Allocate a minimum of 2 hectares of land for ■■ the residential use does not adversely affect the new employment viability of any ground floor shop use. Permission will be granted for 3 hectares of land for employment on Site B as shown in Figure 8.5.
WS9: Encourage a diverse range of uses in the 8.10 The development of this employment land must town centre by avoiding loss of residential uses accord with the following requirements as set out in Figure 8.6: Residential accommodation in the town centre should be retained except: ■■ vehicular access is to be provided from the ring road
■■ in cases of upper floor accommodation where an ■■ a pedestrian / cycle link must be provided to the Phoenix independent access does not exist and cannot be Trail on the site’s southern boundary provided; or ■■ improvements to pedestrian / cycle links around the eastern portion of the ring road ■■ in cases where there are insurmountable environmental factors which mitigate against ■■ this link to be overlooked by buildings and well lit so that continued residential use; or users feel secure ■■ positive building frontages must overlook the site access.
Thame Neighbourhood Plan 30 Fig 8.5: Land allocated for employment
Allocated employment site boundary
Principal vehicular route (indicative location)
Pedestrian and cycle link to the Phoenix Trail (indicative location)
Building frontage overlooking space / street
Landscape to eastern edge of site
Fig 8.6: Site allocation policy requirements
Neighbourhood Plan Thame 31 Objective: Make sure the Cattle Market site supports Objective: Protect and support existing employment Thame town centre
Employment is important to securing a sound economic The Cattle Market is the most important site within future for Thame. Existing employment sites will be Thame itself. Mixed-use development of this site has protected and supported by the Neighbourhood Plan. the potential to support the town centre by providing: car parking; places for people to live and work close to the town centre; new retail; and a community facility. WS12: Retain existing employment land in employment use
Existing employment sites outside the town centre WS14: Redevelop the Cattle Market site for mixed- boundary must remain in employment use (B1, B2 or use B8). Proposals for mixed-use development at the Cattle 8.11 Proposals for the redevelopment or change of use of Market, (as defined in Figure 8.7 below) will be permitted redundant land or buildings in employment or service trade provided that the principal use on the site is for retail. use to non-employment uses will only be permitted if the The development of the site may include: existing use is no longer economically viable and the site ■■ up to 3,000 sq m of retail in the following classes: has been marketed at a reasonable price for at least a year A1 (excluding food supermarkets); A2 financial and for that and any other suitable employment or service trade professional services; and A3 restaurants and cafes uses. ■■ residential uses including dwellings at upper floor levels. Residential may only form a minor element of WS13: Support improvements to existing any mixed-use scheme as the main role of this site is employment areas to support the town centre
Proposals to upgrade or redevelop existing employment ■■ office uses (Classes B1a or A2), including office uses buildings and the surrounding environment will be at upper floor levels supported provided that: ■■ residential and non-residential institutions (Classes ■■ there would be no adverse impacts on the amenities C2 and D1) and community facilities (Class D2) of surrounding uses ■■ public car parking spaces ■■ the improvements maintain or enhance pedestrian ■■ improved pedestrian links along North Street to the and cycle access High Street. ■■ the improvements maintain or enhance access to 8.12 If the existing sports facility is to be relocated, bus stops proposals for the redevelopment of the Cattle Market site ■■ the improvements enhance the safety and security must demonstrate where in the town the facility is to be of users of the employment area and neighbouring reprovided and how this is to be achieved. users. 8.13 The South Oxfordshire Core Strategy indicates that there is a need for an additional 5,700 sq m of retail floorspace in Thame and that only 600sq m of this needs to be convenience floorspace (ie food stores). The Cattle Market is one of few sites that can provide significant retail floorspace and we want to ensure that when the site is redeveloped it contributes positively to the vitality of the town centre. Racquets Fitness Centre provides a valuable local sporting facility and we want to ensure appropriate comparable facilities continue to be available in the town.
Fig 8.7: Plan defining the Cattle Market site
Thame Neighbourhood Plan 32 WS15: Ensure that redevelopment of the Cattle link to the existing pedestrian routes next to Barley Market site incorporates key principles to relate it Hill Primary School positively to the wider town ■■ the existing residential dwellings overlooking the Any proposals for redevelopment of the Cattle Market northern boundary of the site must be positively site must ensure that: integrated into the proposals
■■ new development must create a positive building ■■ public car parking, including long-term parking, frontage onto North Street that respects the must be provided on site, and must be overlooked by character and scale of the surrounding area, active building frontages including the Conservation Area ■■ a ‘civic’ open space is encouraged within the ■■ the development must be designed to respond to development, overlooked by active building views northwards along North Street, so creating a frontages. visual link between it and the High Street 8.14 Figure 8.8 sets out the key principles for the ■■ new development must be located to define and redevelopment of the Cattle Market Site that must be overlook the pedestrian link next to Barley Hill followed in any redevelopment of the site. These principles Primary School were discussed with local people at a consultation event in November 2011. ■■ pedestrian routes through the Cattle Market site must be designed to provide a direct and attractive
New buildings screen existing residential from new development and complete a ‘street’ with the existing dwellings.
Opportunity to improve public realm and pedestrian experience Existing pedestrian route New building front retained overlooking key greenspace gives prominence to uses If Racquets is relocated such as retail. elsewhere within the town, new building frontages must be designed to positively overlook the car parking. Opportunity for new ‘civic’ Parking area overlooked by space at site entrance new development so making it feel safer. May be decked.
A taller building may be Access needs to be possible here as it is next to maintained to the parking the existing taller building area for the existing buildings on North Street
Low buildings on North Street provide opportunity for glimpsed view Northwards towards upper floors / roof of new development
Fig 8.8: Plan setting out principles for redevelopment of the Cattle Market site
Neighbourhood Plan Thame 33 ❚❚9 Getting Around
OBJECTIVE POLICY INDEX
Connect new housing into Thame and GA1: New development to provide good pedestrian the wider area with good pedestrian, and cycle connections to the town centre and other local cycle and bus connections destinations
Improve existing pedestrian and cycle GA2: Include a strategy for improving pedestrian and connections within Thame cycle connections related to new development. This could include provision of internal cycleways and footpaths, along with connections to key destinations, for example, schools and other services. This strategy must be coordinated with the Green Living Plan for Thame
Improve connections to surrounding GA3: Developer contributions required to support the destinations provision of a cycle route to Haddenham and Thame Rail Parkway Station
Plan public transport to better meet GA4: Encourage better planning of public transport users’ needs
Ensure car parking within the town GA5: Retain long-term public parking on the Cattle Market supports the viability of the town centre site
GA6: New development to provide parking on site for occupants and visitors
Thame Neighbourhood Plan 34 GA2: Include a strategy for improving pedestrian Objective: Connect new housing into Thame and and cycle connections related to new development. the wider area with good pedestrian, cycle and bus This could include provision of internal cycleways connections and footpaths, along with connections to key This objective addresses a number of different issues: destinations, for example, schools and other services. This strategy must be coordinated with ■■ reducing reliance on the car by making walking and the Green Living Plan for Thame cycling convenient, and locating bus stops near new development 9.4 Policy ESDQ14 sets out proposals for developing a Green Living Plan for the whole of Thame. This will ■■ supporting the town centre shops (see Chapter 8) by be funded by developers and incorporate a range of creating strong connections to it sustainability issues, including encouraging walking and ■■ integrating new housing with the town (also reflected in cycling. the objectives for ‘Housing’). 9.5 The Thame Neighbourhood Plan Movement Topic Group has undertaken some preliminary work on where GA1: New development to provide good pedestrian pedestrian and cycle improvements could best be focused. and cycle connections to the town centre and other This is shown in Figures 9.1 and 9.2. This work must be local destinations developed as part of the Green Living Plan. Proposals for the development of allocated residential sites should deliver good pedestrian and cycle connections as part of a comprehensive approach to movement that aims to encourage walking and cycling and reduce reliance on vehicles.
Employment sites and windfall housing sites must Objective: Improve connections to surrounding provide good pedestrian and cycle connections to the destinations town centre and other local destinations. The key destination is Haddenham and Thame Parkway 9.1 Policy H1 sets out the allocated sites that will deliver Rail Station, and there is very strong local support for a a total of 775 new homes in Thame by 2027. Section 3 cycle route to the station. Connections to the surrounding provides specific guidance for each of the allocated sites, villages are important, especially as many of them rely on including requirements for new pedestrian and cycle Thame for social, community and retail facilities. connections and improvements to existing connections.
9.2 Policy WS11 sets additional specific requirements for GA3: Developer contributions required to support connections for the allocated employment site. the provision of a cycle route to Haddenham and Thame Parkway Rail Station 9.3 Good pedestrian and cycle connections are: Contributions will be sought from all new developments ■■ short and direct to fully fund the design and delivery of a cycle route to ■■ designed as pleasant places to be Haddenham and Thame Parkway Rail Station.
■■ overlooked by adjacent building fronts. 9.6 Should it not be possible to implement this policy within the lifetime of this Plan, the contributions will support other identified projects to improve pedestrian and cycle connections in and around Thame.
Objective: Improve existing pedestrian and cycle 9.7 The cycle route is to be jointly implemented by connections within Thame Oxfordshire County Council and Buckinghamshire County Council. Thame is well suited to walking and cycling. Improving connections between existing residential areas and the town centre would increase support for the shops, reduce traffic and make the town more sustainable.
Neighbourhood Plan Thame 35 1
2 9 3 5 4 6
7
8
10
Fig 9.1: Plan showing location of key areas for pedestrian / cycle improvement
Key Key pedestrian route Public right of way Area poorly connected to town centre
Key destination
Key route requiring improvement
Key location for improved wayfinding
Crossing requiring improvement
Streets 1 Priest End 6 Nelson Street 2 Brook Lane 7 Windmill Road 3 Beech Road 8 Phoenix Trail 4 Cuttle Brook 9 High Street 5 Rooks Lane 10 Dormer Road
Thame Neighbourhood Plan 36 Key Existing off road cycle route
Existing on road cycle route 1 3b
Potential off road cycle route 2 Potential on road cycle route 3
4
5 6
Possible alternative cycle routes to the station 1 Upgrading of the A418/ North Street 2 Miller’s Way 3 Tythrop via Flint Street Route
Other potential cycle routes 4 Improvements adjacent to ring road 5 Connecting Rycote Lane and the Leisure Centre 6 Extension to the Phoenix Trail
Fig 9.2: Plan showing potential new cycle connections along with existing
Objective: Plan public transport to better meet users’ Objective: Ensure car parking within the town needs supports the viability of the town centre
Buses do not synchronise well with rail services from Car parking is seen as vital to supporting the shops within Haddenham and Thame Parkway Station. Bus services the town centre. Demand for parking is likely to increase, on some routes are infrequent, and do not provide for and there is a need for Thame Town Council to liaise evening travel in particular. with those bodies responsible for parking to ensure it continues to support the town centre.
GA4: Encourage better planning of public GA5: Retain long-stay public parking on the Cattle transport Market site
Thame Town Council will liaise with Oxfordshire and Any future redevelopment must maintain at least the Buckinghamshire Highways Authorities and the bus and number of existing public parking spaces on the Cattle rail operators to encourage better planning of public Market. transport. 9.8 The Cattle Market provides an important role in supporting the town centre by providing 126 long-term public parking spaces.
GA6: New development to provide parking on site for occupants and visitors
Development outside the defined town centre boundary must provide on-site parking in accordance with South Oxfordshire District Council standards.
Neighbourhood Plan Thame 37 ❚❚10 Community, Leisure and Wellbeing
OBJECTIVE POLICY INDEX
Provide a large community facility CLW1: Allocate land for a new community facility
Ensure the Thame Neighbourhood Plan CLW2: Actively involve local people in ongoing meets the needs of local people consultation
Allocate land for a potential primary CLW3: Allocate land for a primary school school
Improve healthcare infrastructure CLW4: Contributions required from developers of new housing to fund additional healthcare facilities
Thame Neighbourhood Plan 38 Objective: Provide a large community facility Objective: Ensure the Thame Neighbourhood Plan meets the needs of local people As set out in Chapter 2 ‘About Thame’, Thame has a very active community life, representing many different groups Planning applications, strategies and other initiatives will and organisations. The Community Topic Group carried come forward once this Plan is adopted. Local people out an assessment of existing community facilities, wish to ensure that their needs are addressed, and so and this confirmed the perception identified at public ongoing consultation that involves as wide a cross- consultation that most of Thame’s existing community section of the community as possible is required. facilities are of small to medium capacity, and that there is no adequate large venue for groups of more than 200 CLW2: Actively involve local people in ongoing people other than St Mary’s Church. consultation
Community involvement designed to understand local CLW1: Allocate land for a new community facility views about development proposals shall be carried Developer contributions will be sought from all new out for sites allocated in this Plan before any planning homes towards the funding of a community facility. application is submitted. Planning applications shall be accompanied by a Statement of Community This Plan identifies the following sites as having Involvement. potential for accommodating a community facility: 10.4 The Statement of Community Involvement must ■■ the Cattle Market site as part of a mixed-use include: development ■■ an explanation of how the consultation was designed to ■■ the Lord Williams’s Lower School, as long as the reach a broad cross-section of local people school is consolidated onto the Upper School site and the Lower School site developed for residential. ■■ a demonstration that a range of means was used to The existing Sports Hall and Phoenix Centre, along engage local people - for example, a variety of publicity with the associated car parking area, could be and a range of ways of providing input (including the refurbished as community facilities opportunity to provide web-based comments as well as attending events in person) ■■ a new facility on the northern end of the Southern Road Recreation Area. ■■ a record of the views expressed by local people
10.1 South Oxfordshire District Council’s Infrastructure ■■ an explanation of how the proposals have responded to Delivery Plan identifies that there is a need for an additional local people’s views. 0.7 of a community hall as a result of 775 new dwellings. 10.5 The Sports Facility Strategy required by Policy Additional homes arising from ‘windfall’ development will ESDQ10 and funded by developers must include add to this identified need. consultation with local people. 10.2 Given the vision of maintaining Thame’s identity 10.6 The Green Living Plan required by Policy ESDQ14 and character as a compact market town, it is important and funded by developers must include consultation that the new community facility is located where it is easily with local people. accessible to everyone who lives in the town. It should ideally be located within or next to the town centre, but certainly within the existing built area of the town.
10.3 Thame Town Council will liaise with the appropriate bodies and local people to secure the delivery of the community facility.
Neighbourhood Plan Thame 39 Objective: Allocate land for a potential primary school Objective: Improve healthcare infrastructure
The existing healthcare buildings do not meet current New residential development will bring additional needs, and the practices are short of space. 775 new demand for primary school places. Depending on the homes will require the provision of a new GP, placing rate of development, this additional demand can either further demands on space. be addressed by expanding an existing school or by providing an additional one form entry (1FE) primary school on a new site. CLW4: Contributions required from developers of new housing to fund additional healthcare facilities Oxfordshire County Council has confirmed that its latest position is that a new primary school is not required as a Financial contributions will be required from developers result of the development of 775 new homes. Educational of new housing sites to fund additional healthcare contributions from residential development will provide services. funds to extend existing primary schools as required. 10.8 Healthcare facilities in Thame are already stretched. However, as the decision on a future primary school has As set out in South Oxfordshire District Council’s been subject to change, the Thame Neighbourhood Plan Infrastructure Delivery Strategy, these contributions will be takes a cautious approach, and identifies a potential site used to assist healthcare providers secure the necessary for a primary school should it be needed in the future. provision for Thame.
CLW3 Allocate land for a primary school
Land is allocated for a potential future primary school on Site F in the site allocation in HA1 in Section 3.
10.7 This location has been selected because:
■■ its location relates well to both existing primary schools and to one of the allocated housing sites
■■ it is also close to existing residential areas, and so can serve both existing and future residents
■■ it is well served by public transport in comparison to other potential locations within the town.
Thame Neighbourhood Plan 40 ❚❚11 Environment, Sustainability and Design Quality
OBJECTIVE POLICY INDEX
Co-ordinate green infrastructure ESDQ1: Protect existing open spaces
ESDQ2: Allocated sites to provide open space in locations specified in Section 3
Provide more public open space ESDQ3: Provide new allotments
ESDQ4: Provide public open space on windfall sites
ESDQ5: Provide new burial space on Site C or Site D
Improve existing open space ESDQ6: Improve Elms Park Recreation Area
ESDQ7: Improve Southern Road Recreation Area
ESDQ8: Improve open spaces within Lea Park
Provide riverside walks within natural ESDQ9: Sites C, D and F to provide riverside walks within green space natural green space
Co-ordinate sports provision ESDQ10: Produce a Sports Facilities Strategy
New development to address flooding ESDQ11: Incorporate Sustainable Urban Drainage into and drainage issues new development
ESDQ12: Applications for new development to provide a drainage strategy
Encouraging energy efficient and ESDQ13: New dwellings: code for sustainable homes sustainable development
ESDQ14: Produce a Green Living Plan
Neighbourhood Plan Thame 41 OBJECTIVE POLICY INDEX
Development should reinforce the ESDQ15: Developers must demonstrate in a Design and Access Statement character and quality of Thame how their proposed development reinforces Thame’s character
ESDQ16: Development must relate well to its site and its surroundings
ESDQ17: Development must make a positive contribution towards the distinctive character of the town as a whole
ESDQ18: New development must contribute to local character by creating a sense of place appropriate to its location
ESDQ19: The Design and Access Statement and accompanying drawings must provide sufficient detail for proposals to be properly understood
ESDQ20: Building style must be appropriate to the historic context
ESDQ21: Development proposals, particularly where sited on the edge of Thame or adjoining Cuttle Brook, must maintain visual connections with the countryside
ESDQ22: The visual impact of new development on views from the countryside must be minimised
ESDQ23: Streets within new development must be designed as pleasant places to be
ESDQ24: Pedestrian and cycle routes must link together potential destinations, such as new housing and the town centre
ESDQ25: Improve the town centre for pedestrians and cyclists
ESDQ26: Design new buildings to reflect the three-dimensional qualities of traditional buildings
ESDQ27: Design in the ‘forgotten’ elements from the start of the design process
ESDQ28: Provide good quality private outdoor space
ESDQ29: Design car parking so that it fits in with the character of the proposed development
Thame Neighbourhood Plan 42 11.2 There is an existing shortfall of 2.9ha of allotments Objective: Co-ordinate green infrastructure in Thame, and 775 new homes will bring an additional requirement for 0.53 ha. The allocated residential sites on In setting out a vision for the future of Thame, this the edge of Thame are expected to provide for all of the Plan envisages a co-ordinated approach to green additional requirement between them proportional to the infrastructure that: number of dwellings allocated, as well as going some way ■■ links existing and new open spaces together to create to making up the shortfall by providing a total of a further a connected network of spaces 1 hectare of land.
■■ enhances existing open spaces
■■ integrates sustainable urban drainage to manage ESDQ4: Provide public open space on windfall flooding issues. sites For sites of 0.4 hectares or more, public open space that is appropriate to the character and location of the site ESDQ1: Protect existing open spaces should be provided on site in accordance with South Oxfordshire District Council standards. The open spaces identified in Figure 11.1 will be protected and retained. 11.3 Residential sites other than those allocated in Policy H1 may come forward for residential or mixed- use development. Where appropriate, these sites must ESDQ2: Allocated sites to provide open space in contribute to public open space within the town. locations specified in Section 3
Developers must provide publicly ESDQ5: Provide new burial space on Site C or ❚ accessible open space in the locations Site D required in the site-specific policies in Section 3. This open space must connect to other open New burial space must be provided as part of the spaces. development on allocated housing sites C or D.
11.1 Policy H1 allocates sites for residential development 11.4 Section 3 sets out site-specific requirements for Sites and Section 3 provides details about how those sites should C and D, including a co-ordinated Design Brief. In producing be developed including identifying areas that must be this Design Brief, the developers must liaise with Thame provided as public open space. These have been carefully Town Council to agree the location of new burial space considered in the overall spatial vision for Thame, so that a within the open space to the south of the defined residential connected network of new and existing spaces is provided. areas.
Objective: Provide more public open space Objective: Improve existing open space
There is a shortage of many types of open space There are opportunities to improve the quality of existing in Thame. New housing development provides the spaces where they are directly related to development opportunity to create new public open space for the benefit of both new and existing residents. ESDQ6: Improve Elms Park Recreation Area
ESDQ3: Provide new allotments A planning application for improvements to the Elms Allocated residential sites must provide the following Park Recreation Area must be submitted at the same areas as allotments: time as any application for the development of the adjacent land at The Elms. The improvements must ■■ Site C: Land to the south-east of Thame - 0.33 ha be implemented at the same time as any residential ■■ Site D: Land to the south of Thame - 0.33 ha development of land at The Elms.
■■ Site F: Land to the west of Thame - 0.33 ha 11.5 Land at The Elms adjacent to Elms Park has been allocated for residential development. This allocation is set out in Policy H1 with further details in Section 3. This includes the requirement for the developer to consult with local people to agree improvements to Elms Park.
Neighbourhood Plan Thame 43 Thame Road
d a o R ry bu les Ay
10
5 6
High Street 7 oad Kingsey Road d R for THAME Ox
1 2 Towersey Road
3
4 9
MORETON
Chinnor Road Key Parish Boundary 8 Thame Park Cuttle Brook Nature Reserve 1 (Historic Park and Southern Road Thame Park Road County Wildlife Site) 2 Recreation Ground 3 Elms Park 4 Stones Close Allotments 5 Queen Elizabeth Circle 6 Thame Cricket Ground 7 The Moats Thame Park (Historic Park 8 and County Wildlife Site) 9 The Phoenix Trail and verges Open space associated 10 with flood zones Fig 11.1: Existing open spaces to be protected
N.B. The northern part of the Southern Road Recreation Area may be Sports pitches other than the Cricket Club are not included in this plan considered for the development of a community facility as part of this as they are protected under higher level planning policy. The Cricket Plan. However, should this be the case, improvements are required to Club is included as it has landscape and visual importance to the the remaining open space under Policy ESDQ7. character of Thame.
Thame Neighbourhood Plan 44 ESDQ7: Improve Southern Road Recreation Area Objective: Co-ordinate sports provision If a new community facility comes forward on the A number of existing sports clubs within Thame have Southern Road Recreation Area, the developer and expressed interest in upgrading their pitches and/or Thame Town Council must consult with local people to facilities or moving to a new location. agree improvements to the park. A planning application for these improvements must be submitted at the same In addition, if the Lord Williams’s Lower School is time as the application for the community facility. The redeveloped for residential, the School will need to provide improvements must be implemented at the same time replacement sports pitches elsewhere in Thame. These as the development. pitches will be made available for community use.
11.6 The Southern Road Recreation Area has been South Oxfordshire District Council’s appraisal of sports identified in Chapter 10 as one of three possible locations and recreation facilities in Thame has identified a shortage for a new community facility. Should the community facility of sports pitches. 775 new homes will add to the demand come forward on this site, the existing open space must be for sports pitches, and South Oxfordshire District Council’s improved to compensate for any loss. Infrastructure Delivery Plan includes provision for additional pitches and related facilities.
There is an opportunity to develop a co-ordinated ESDQ8: Improve open spaces within Lea Park approach to sports facilities to ensure that provision meets The Green Living Plan (see Policy ESDQ14) must look the need of existing clubs, and current and future residents. at improving open spaces within Lea Park and - in consultation with local residents - set out a strategy to ESDQ10: Produce a Sports Facilities Strategy improve them. The Green Living Plan must also look at how improvements to pedestrian and cycle links can be Developer contributions will be sought from new made through the estate (see Policy GA2). residential development to fund a Sports Facilities Strategy and for the subsequent implementation of 11.7 There are a number of small open spaces within Lea sports facilities. Once CIL is introduced Thame Town Park. Some of these appear to be of limited use in their Council will seek funding for the Sports Facilities current form, and there is an opportunity to improve them. Strategy from CIL. 11.8 Funding for these improvements may be limited, and 11.9 The Sports Facilities Strategy will be co-ordinated by the plans will need to consider potential funding sources Thame Town Council, and involve Lord Williams’s School such as grants. As such, any strategy must set out a and local sports clubs such as: programme that allows co-ordinated, gradual upgrading of spaces and routes to take place over the whole of the Plan ■■ Chinnor Rugby Club period. ■■ Thame Tennis Club
Objective: Provide riverside walks within natural ■■ Thame Bowls Club green space ■■ Thame Hockey Club
Any new development to the south or west of Thame shall ■■ Thame Cricket Club create footpaths adjacent to the River Thame and/or Cuttle ■■ Racquets Squash Club Brook within new publicly accessible natural open space. These footpaths must link to the existing network of routes. ■■ Thame Football Partnership
■■ Thame Swimming Club. ESDQ9: Sites C, D and F to provide riverside walks within natural green space 11.10 The Delivery Strategy provides guidance on the Sports Facilities Strategy, and sets out financial Section 3 sets out site-specific policy for Sites C, D contributions. Consultation with local people must be and F requiring natural green space incorporating undertaken in producing the Strategy. The Strategy is to public routes adjacent to the Cuttle Brook. Developers be agreed and adopted by Thame Town Council. Future must include these spaces and public routes in their reviews of this Plan must incorporate the Strategy’s proposals. recommendations.
Neighbourhood Plan Thame 45 11.13 The South Oxfordshire Core Strategy Policy CSQ2 Objective: New development to address flooding and sets a target of Code for Sustainable Homes Level 4 for drainage issues developments of 200 dwellings or more, and a target of Level 3 for developments of up to 200 homes. This Thame has a problem with flooding. New development level may be increased within the lifetime of the Plan by must not make existing flooding worse. New national guidance. In this case, national guidance will take development should aim to reduce the overall level of precedence. flood risk in the area and beyond through the layout and form of the development, and the appropriate application 11.14 The three sites on the edge of Thame are allocated for of sustainable drainage techniques. the following numbers of dwellings: ■■ Site C: Land to the south-east of Thame - 187 ESDQ11: Incorporate Sustainable Urban Drainage ■■ Site D: Land to the south of Thame - 175 into new development ■■ Site F: Land to the west of Thame - 203 New developments must incorporate Sustainable Urban Drainage Systems (SUDS) to reduce the run off 11.15 Policies A2 and A3 in Section 3 require the of surface water to the maximum set by Oxfordshire coordinated masterplanning of Sites C and D. Development County Council. on Sites C and D will therefore be expected to meet the target of Code for Sustainable Homes Level 4 or future 11.12 Sustainable urban drainage may include features equivalent level as required. such as ponds, swales, and permeable paving. The SUDS must be designed as an integral part of the green ESDQ14: Produce a Green Living Plan infrastructure and street network, so that SUDS features are Developer contributions will be sought from positive features of the development. The system should development on allocated sites to support a Green effectively mitigate any adverse effects from surface water Living Plan for the town as a whole, addressing run-off and flooding on people, property and the ecological both existing and proposed development. These value of the local environment. financial contributions will fund a Green Living Plan coordinator, who will be responsible for producing the ESDQ12: Applications for new development to Plan as specified in the Delivery Strategy. Once CIL is provide a drainage strategy introduced Thame Town Council will seek funding for Applications for the development of allocated sites and the Green Living Plan from CIL. all windfall sites must be accompanied by a Drainage Strategy. The Strategy must be agreed with Thames 11.16 It is common practice to require developers to Water, OCC and the Environment Agency and set out: commit to preparing ‘Travel Plans’ for new development. Such Plans seek to change travel habits, and encourage ■■ the approach to SUDS more sustainable means of getting around. This Plan ■■ the approach to foul drainage requires developers to share their Travel Plan information with the Green Living Plan coordinator. ■■ any proposed infrastructure improvements, and how these will be delivered. 11.17 The Green Living Plan will build on existing initiatives and generate new ones, including: Objective: Encouraging energy efficient and ■■ continuing to support initiatives to encourage the use of sustainable development local shops ■■ improving recycling, including commercial waste Energy use in buildings accounts for almost half of all CO2 emissions. There is an opportunity for new dwellings to ■■ encouraging walking, cycling and public transport use be designed to reduce energy use and - where possible - ■■ encouraging reduction in energy and water use generate some energy from renewable sources. ■■ promoting car sharing There is also an opportunity to improve the sustainability ■■ increasing awareness of Thame’s Green Infrastructure, of the town as a whole, not just in terms of energy use including promoting allotments (for food production) and but also in the broader sense - including things such as awareness of biodiversity (e.g. at Cuttle Brook). walking and cycling. 11.18 The Delivery Strategy provides guidance on the Green Living Plan, and sets out financial contributions per ESDQ13: New dwellings: code for sustainable bedspace for residential development and in relation to homes floorspace for commercial development. These financial Proposals for new development will be expected to contributions cover the funding of a Green Living Plan meet the requirements of the South Oxfordshire Core coordinator. Developers will be expected to fund the Strategy in relation to the Code for Sustainable Homes. implementation of projects related to proposed development as identified in their Travel Plans.
Thame Neighbourhood Plan 46 11.22 These issues are reflected in Core Objective 11H that Character and Quality: Introduction forms the basis for policies relating to character and quality.
11.19 A comment was made at the consultation that ‘Thame is a very special place to live’. In developing this Objective: Development should reinforce the Plan, an assessment of the character of Thame as a character and quality of Thame whole was undertaken. This is set out in the supporting Evidence Base Summary. The Plan has used this character ESDQ15: Developers must demonstrate in a assessment in two ways: Design and Access Statement how their proposed i. at the ‘strategic’ level of deciding where new development reinforces Thame’s character development should go, the Plan has looked not only at Where a Design and Access Statement is required, technical issues but also considered how to grow the developers must ensure it demonstrates how their town in a ‘natural’ way that fits with Thame’s character proposed development reinforces Thame’s character. ii. this section sets out policies relating to more detailed It must set out how the proposals follow the policies design issues, both for development on the new and guidance in relevant national and local documents allocated sites and within the existing town. as well as this Plan. The Design and Access Statement must address the following topics: 11.20 At the consultation events, local people expressed their opinions about: ■■ Context and character
■■ what makes Thame distinctive ■■ Historic character
■■ the quality of recent development in and around Thame. ■■ Connection with the countryside
11.21 Particular issues included: ■■ Quality for pedestrians and cyclists
■■ the historic centre of Thame gives the town its ‘market ■■ Development quality town’ identity, and is the focus of the town’s distinctive ■■ Car parking. character
■■ there was a strong feeling that Thame’s historic character Policies in relation to these topics are set out below. needs to be protected 11.23 The concerns raised at consultation are not limited ■■ there was concern about unsympathetic (i.e. ‘modern’) to the people of Thame: both national and local planning new designs, but others disagreed suggesting that policy guidance identifies the need to encourage high quality modern design that complements Thame would be a development that responds to the specific characteristics of good thing the site and wider area.
■■ whatever the style of new buildings, there was support for 11.24 There is a lot of policy guidance on good design ‘green’ buildings that use high performance materials already in place, and this includes:
■■ there is an opportunity to ensure that new development ■■ policies within the National Planning Policy Framework complements the local architecture and is of good quality (NPPF)
■■ there was concern that the density of recent housing is ■■ current and emerging policies in South Oxfordshire too high District Council’s adopted Local Plan and LDF
■■ there was concern about the impact of new development ■■ the Thame Conservation Area Appraisal (2006) and on landscape Management Plan
■■ car parking in new residential areas was raised - given ■■ the South Oxfordshire Design Guide (2008). some of the parking problems in parts of Thame, people 11.25 The South Oxfordshire Design Guide is a want new housing to provide sufficient parking spaces to comprehensive document, and provides in-depth guidance meet modern needs for many of the design and placemaking issues raised by ■■ there was concern that new pedestrian and cycle routes local people at consultation. Developers must demonstrate should not repeat the mistakes of the past (especially the in their Design and Access Statements how their proposals routes in Lea Park) - they should be well overlooked and follow the guidance set out in South Oxfordshire District well sign posted, not narrow and hidden away Council’s South Oxfordshire Design Guide, and any subsequent guides produced for the local area. ■■ there is a need for new housing to plan green spaces positively - e.g. linking to other existing green spaces, providing for recreation in those parts of the town where there is a shortage.
Neighbourhood Plan Thame 47 Context and Character ESDQ18: New development must contribute to local character by creating a sense of place 11.26 It is important that new development, particularly appropriate to its location. of new housing, creates a distinctive character that is New development will be expected to support the appropriate to Thame as an historic market town. town centre as the main focus of activity and not to create alternative centres. It is important that the new residential areas are designed to create a sense of ESDQ16: Development must relate well to its site place by ensuring that the character varies within the and its surroundings. development. Development proposals must respond to the specific 11.31 The broad aim for placemaking in Thame is to make character of the site and its local surroundings, sure that the town centre continues to be the main focus maintaining or enhancing its strengths and seeking to of activity and the most memorable place that attracts address its weaknesses. residents and visitors. However, new developments also 11.27 Thame already has a distinctive character and need to create a sense of place and this may be achieved by: identity, which is important to local people. However ■■ using a range of different street types, so that streets that this character is not the same across the town as a whole connect to the wider area look and feel more important - different parts of Thame make different contributions than those serving a small number of homes to local character, each with their own local strengths and weaknesses. ■■ incorporating one or more focal points (such as a small square or open space) at a key junction of routes, to help 11.28 The Design and Access Statement must include an create a memorable ‘event’ within the development appraisal of the site in its surroundings that identifies the opportunities and constraints for development and design. ■■ appropriately changing the character of new buildings, Applications should explain clearly how the proposals have for example: those close to existing buildings may reflect been influenced by this appraisal. immediate local characteristics whereas other buildings may reflect other characteristics of Thame.
ESDQ17: Development must make a positive contribution towards the distinctive character of the town as a whole.
Development must contribute to the character of Thame as a whole, incorporating design principles that reflect the most successful parts of town.
11.29 This policy does not seek to impose a particular architectural style. Instead, it aims to ensure that new development relates to the specific local character of Thame,
11.30 The Design and Access Statement must include an assessment of the key features of Thame’s character, and show how these have influenced the scheme.
Fig 11.2: The ‘Birdcage’ historic pub in Thame
Thame Neighbourhood Plan 48 Historic Character ESDQ20: Building style must be appropriate to the historic context. 11.32 The strong historic character is the parish’s most Ideally the design of new buildings should reflect the important asset. Historic character is concentrated in the design principles of their time so that the richness Thame Conservation Area and the Moreton Conservation of varied character continues and is extended into Area. the future. However, the quality of design must ensure that new buildings contribute positively to the historic character. Listed Buildings and their settings; ESDQ19: The Design and Access Statement and and Conservation Areas and their settings, will be accompanying drawings must provide sufficient conserved and enhanced to reinforce the quality and detail for proposals to be properly understood. character of Thame. Development proposals in historic character areas must 11.34 Thame and Moreton’s historic character is rich and include the following information: varied, which reflects the incremental development of the ■■ drawings showing the proposals in relation to their area over time. surroundings. This will include a street elevation and 11.35 Where a traditional design approach is followed, then sections across the street it must be correctly proportioned and detailed. The design ■■ three-dimensional drawings from at least two approach must use historically correct materials so that viewpoints it does not result in a debased version of an historic style, which would undermine the historic character. ■■ rendered elevations, clearly indicating the proposed palette of materials 11.36 There are a large number of listed buildings in the area. Any development proposals that may affect a listed ■■ details of how window openings relate to the building or its setting must be discussed with Thame Town elevation (i.e. are they flush or set back?). Council and South Oxfordshire District Council at an early 11.33 Common issues of design in an historic environment stage of the design process. that can be better understood through the above drawings 11.37 Layout design should generally follow the design include: characteristics embodied in the Thame Conservation Area ■■ where the deep plan of a building means that a pitched and Moreton Conservation Area Statements. roof is very tall or intrusive in bulk
■■ where the shape of the building along a street frontage creates awkward three dimensional forms that cannot be seen on elevations
■■ where the balance between solid and transparent elements on the elevations can disrupt the composition of the street scene.
Fig 11.3: Thame’s historic character is rich and varied
Neighbourhood Plan Thame 49 Connections with Countryside ESDQ21: Development proposals, particularly where sited on the edge of Thame or adjoining 11.38 The compact size of Thame means that local people Cuttle Brook, must maintain visual connections value a close connection to the surrounding countryside. with the countryside This sense of connection comes from a combination Where possible, open views towards the countryside, of views, and from pedestrian and cycle access to the or across open spaces, must be maintained from key countryside. existing routes within the town. The main local views are gained from: Views along streets and/or open spaces to the ■■ the roads approaching the town, particularly the Oxford surrounding countryside must be created within new Road, Thame Park Road, Kingsey Road, Chinnor Road, developments where there are opportunities to do so. Towersey Road and the Aylesbury Road 11.40 For example, a view along an existing street can ■■ the by-pass around the edge of the town be maintained by continuing a new street along the same alignment. ■■ public right of ways in the surrounding countryside (particularly towards Moreton and Haddenham), within the Cuttle Brook Nature Reserve and from the Phoenix ESDQ22: The visual impact of new development on Trail views from the countryside must be minimised ■■ Old Crendon Road. An assessment of views to and from the proposed 11.39 Physical access to the countryside is addressed in development must be included in the Design and Chapter 9 and the site-specific guidance in Section 3. This Access Statement. Visual impact should be minimised section sets out policies in relation to views. through the design of the site layout, buildings and landscape. The approach to minimising visual impact must be fully explained in the Design and Access Statement.
11.41 The approach to minimising visual impact may include the positioning of open space and soft landscape boundaries between development and the countryside. Site-specific guidance is provided in Section 3.
Fig 11.4: View across the Phoenix Trail and out to the countryside from Coombe Hill Crescent
Fig 11.5 Existing edge of South Thame
Thame Neighbourhood Plan 50 Quality for Pedestrians and Cyclists ESDQ25: Improve the town centre for pedestrians and cyclists 11.42 Improvements to pedestrian and cycle links are In the town centre opportunities should be identified for important in Thame so that people are encouraged to walk reallocating street space to pedestrians or cyclists, for or cycle rather than drive. The town is compact so many movement or social activities. journeys will be of walking and cycling distance if there are routes available and they are designed so that people wish 11.49 This may include increasing pedestrian space in to use them. areas such as the Buttermarket so that there is potential for:
11.43 The provision of routes is covered in Chapter 9 and ■■ activity to spill outside from buildings, for instance tables Section 3. This chapter identifies the design qualities that outside restaurant or cafes are needed to make them successful. ■■ community events to take place outside the Town Hall and other buildings
ESDQ23: Streets within new development must be ■■ more generous pedestrian footways or crossings so that designed as pleasant places to be people can move around more easily
New residential streets must be designed with an equal ■■ redesign of footway spaces to improve accessibility for emphasis on all modes of transport, i.e. pedestrians and people in wheelchairs or with buggies. cyclists as well as vehicles.
11.44 Pedestrian and cycle routes should share the same network as vehicular routes. These must be designed to feel safe. Where segregated routes are unavoidable, they should be provided alongside the vehicular carriageway.
11.45 Quieter streets should be designed to be suitable for a range of social activities, such as children’s play.
11.46 Building fronts should overlook streets and other routes so that there are ‘eyes on the street’ and pedestrians and cyclists feel safe.
11.47 20mph will generally be the maximum design speed that is considered appropriate for new streets within residential developments.
ESDQ24: Pedestrian and cycle routes must link together potential destinations, such as new housing and the town centre
Routes must follow desire lines and clearly link potential destinations. Routes must keep road crossings and changes in level to a minimum. Road crossings must form a natural part of the route, avoiding detours that make the crossing inconvenient for users.
11.48 The alignment of routes should provide good forward visibility in both directions avoiding hidden corners or sudden changes in direction.
Fig 11.6: The Phoenix trail
Neighbourhood Plan Thame 51 High Quality Development ESDQ27: Design in the ‘forgotten’ elements from the start of the design process
11.50 Thame has a legacy of high quality development The following items must be considered early in the which applies across the range of sizes and types of design process and integrated into the overall scheme: buildings. There are examples of high quality design, detail ■■ bin stores and recycling facilities and use of materials in cottages as well as larger houses. This same consistent approach to quality (although design ■■ cycle stores and appearance may vary) is expected of new development ■■ meter boxes in Thame. ■■ lighting
■■ flues and ventilation ducts ESDQ26: Design new buildings to reflect the three-dimensional qualities of traditional buildings ■■ gutters and pipes
Generally, buildings should be designed: ■■ satellite dishes and telephone lines.
■■ as a three dimensional whole, so that elements such 11.54 These items are all too easily forgotten about until the as bay windows are designed in from the start rather end of the design process. By considering them early, it will than being ‘bolted-on’ at the end be possible to meet the following requirements:
■■ with windows and doors set back from the external ■■ Bin stores and recycling facilities should be designed surface of the building, to introduce some depth and to screen bins from public view, whilst being easily modelling to the facade accessible for residents. Bin stores must be placed in a position that meets the County Council’s Highways ■■ with changes in material related to the design of standards. the building rather than a random approach. For example, changes in material may relate to a change ■■ Meter boxes need not be standard white units: consider in form such as a setback or projection. a bespoke approach that fits in with the materials used for the remainder of the building. Position them to be 11.51 At the consultation events, local people were unobtrusive. concerned that recent housing developments tend to be ‘standard’, rather low quality designs that can be found in ■■ Carefully position flues and ventilation ducts, ensuring many places in England. Raising the design quality of new they are as unobtrusive as possible. Use good quality residential development and making it locally distinctive were grilles that fit in with the approach to materials for the seen as important. building as a whole.
11.52 Modern houses often lack the three-dimensional ■■ Ensure that gutters and pipes fit into the overall design qualities of traditional buildings - windows are flush with approach to the building and aim to minimise their visual external walls; porches and bay windows appear to be impact. ‘stuck on’ to a simple box rather than being an integral part of the design; changes in materials and brick colour are used to ‘add interest’ in place of richer detailing that casts ESDQ28: Provide good quality private outdoor shadows. space
11.53 In encouraging new buildings to reflect the A private outdoor garden amenity space, or a shared three-dimensional quality of traditional buildings, this amenity area must be provided for all new dwellings. Neighbourhood Plan is not seeking to dictate a particular 11.55 The amount of land used for garden or amenity space architectural style. should be commensurate with the size and type of dwelling and the character of the area, and should be of appropriate quality having regard to topography, shadowing (from buildings and landscape features) and privacy.
Thame Neighbourhood Plan 52 Car Parking
11.56 The way in which car parking is designed into new residential development will have a major effect on the quality of the development. There are two principles to designing parking:
■■ cars parked on the street and in front of dwellings can seriously detract from the character and quality of a place. Minimising the visual impact of parked cars can let the buildings and landscape dominate instead
■■ residents must be provided with safe and convenient access to their cars. Hiding cars away in rear courtyards can lead to problems of crime and lack of personal Fig 11.7: Example of well-designed on-street parking security. Residents like to be able to see their parked car from their home.
ESDQ29: Design car parking so that it fits in with the character of the proposed development
11.57 New housing in Thame will generally be of low to medium ‘suburban’ densities. This means that it will be possible to accommodate most parking within the curtilage of the dwelling in the form of a garage and/or parking space. For in curtilage parking, the following principles should be incorporated:
■■ garages must be large enough to be useable - internal dimensions of 6.5m x 3m are required Fig 11.8: Where parking is provided to the fronts of houses, its visual ■■ garages should be designed to reflect the architectural impact must be minimised through well designed landscape style of the house they serve
■■ set garages back from the street frontage
■■ locate parking in between houses (rather than in front) so ■■ avoid large parking courts to the rear of dwellings that it does not dominate the street scene ■■ design parking into courts and mews to the fronts ■■ where parking is located in front of houses, design the of dwellings, where the spaces can form not only a street and the landscape to minimise their visual impact - functional space for cars but an attractive setting for the e.g. incorporate planting between front gardens. buildings
11.58 Where parking cannot be provided in-curtilage, the ■■ include some on-street parking for visitors and deliveries. following principles should be incorporated:
■■ rear parking areas should be kept small and serve no more than six homes so that there is a clear sense of ownership
Neighbourhood Plan Thame 53 ❚❚12 Delivery
12.1 The Thame Neighbourhood Plan is accompanied by a Delivery Strategy that sets out:
■■ how the Plan will be monitored
■■ delivery mechanisms for design briefs and strategies within the Plan
■■ infrastructure requirements.
12.2 The Delivery Strategy sets out what developers are expected to provide in relation to their proposals. The policy below provides the link between this Plan and the Delivery Strategy’s requirements.
12.3 The Delivery Strategy is a ‘live’ document that will continue to be updated during the Plan period. Monitoring procedures, delivery mechanisms and infrastructure requirements may therefore change.
D1: Provide appropriate new facilities
All new development must provide appropriate new facilities on site and provide, or contribute to, off-site facilities as required by the Delivery Strategy and by the South Oxfordshire Core Strategy policy CSI1.
Thame Neighbourhood Plan 54 ❚❚Section 3 ❚❚Housing Allocation Policies - Site Specific Requirements
Neighbourhood Plan Thame 55 Introduction 6 The Evidence Base indicates that sites C, D and F have issues of visual impact that will need to be mitigated 1 This Section of the Plan allocates land for residential in the way in which the development is designed. This is development. For each site, the following information is reflected in the initial design work undertaken by developers provided: of these sites – for example, an indicative masterplan for Site F shows substantial buffer planting through the built area ■■ A Site Allocation plan, identifying the overall extent of the connecting to the open space on the edges of the site. land allocated for development. This plan includes all of the land allocated, including open space and landscape 7 The Plan therefore assumes that buffer planting buffers as well as built development. will be required within the defined residential development areas to successfully address landscape and visual impact ■■ An explanation of the ‘Key Considerations’ affecting issues. Such buffer planting does not form part of the net the site. These typically include issues such as the developable area. In allocating the residential development landscape within the site, views to the site and potential area for sites C, D and F, a gross density of approximately 20 connections to the surrounding area, and have been dwellings per hectare (dph) has been assumed. This would considered in setting out the policy requirements for each broadly equate to a net density of 25 dph. site. 8 Lord Williams’s Lower School has a net density of 25 ■■ A plan showing the policy requirements for the allocated dph. This meets SODC’s requirements, whilst also relating sites. This plan defines the extent of built development sympathetically to the character of the surrounding area. and open space, and provides indicative locations for pedestrian and cycle links, vehicular access and building 9 Land at The Elms has a maximum gross density of frontages. (HA4 does not include such a plan, as the 15 dph. A design-led approach has been taken to allocating layout will be determined at detailed design stage) numbers on this site, and the allocation is supported by the heritage assessment produced as part of this Plan’s ■■ Policy requirements, setting out the number of dwellings evidence base. allocated on the site and any other allocations, along with the area of open space. The policy requirements include specific issues such as the type of open space that must Publicly Accessible Open Space be provided and building height. 10 The Plan identifies those areas of land within sites 2 It is important that two definitions are clearly C, D and F that should remain undeveloped as open space understood: residential density and publicly accessible open on the basis of visual impact and relationship to existing space. landscape. For example, the existing hedgerows form the boundary between the area allocated for residential development and the area allocated for open space in Residential Density Site C. 3 With the removal of Planning Policy Statements, there 11 The policy requirement plans define the areas of open is no longer a national definition of how residential density is space as ‘publicly accessible’. This means that developers calculated. However, in the absence of guidance most Local are required to provide public access through these open Planning Authorities fall back on the old PPS3 (Housing) spaces. Indicative alignments of links are shown on the definition, which states: policy requirement plans. Developers are not expected to Net dwelling density is calculated by including only those provide full public access to all areas of open space – it may site areas which will be developed for housing and directly be, for example, that some of the publicly available open associated uses, including access roads within the site, space remains in agricultural use. private garden space, car parking areas, incidental open 12 Public open space required by South Oxfordshire space and landscaping and children’s play areas, where ‘Saved’ Policy R2 in the form of equipped playgrounds these are provided. and informal play space must be provided within the areas 4 Gross dwelling density is calculated on the basis of defined as residential development so that they are easily gross site area, which includes buffer planting, roads serving accessible to residents. Sports pitch provision will be not only the development but the wider area (e.g. distributor negotiated on a site-by-site basis, and may either be on-site roads) and open space that serves not only the development provision or a financial contribution to off-site provision. but the wider population.
5 South Oxfordshire’s Core Strategy Policy CSH2 specifies a minimum density of 25 dwellings per hectare. This is net density.
Thame Neighbourhood Plan 56 Dra in
❚ HA1: Site F - AllocationSR for 203 residential dwellings ❚ Co C onst B dy Sleepy Hollow
Co Const Bdy River Thame
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1 S ub S t a 1 Cricket Ground 1 a 8 St Josephs Cottage 3 7 4 4 7 1 The 2 3 BM 68 .9 5m 7 8a LB 6 75 8 BM 67 .2 1m 9 0 HIGH S TRE E T LANE 7 S t ables Oxford House W eslands THE HO ME S TE A D 4 3 The 1 le t Cut 3 5 9 1 OXFORD ROAD 9 0a Old Ba rn 1 GADGE CLOSE 4 2 The Cruk e CountCour y t BELL 8 K alpa na 8 1a 6 St Joseph's a PH 8 a 5 4 Provedence Convent 6 2 3 The The Old 2 ookBr Pat h ( um ) Malt ings 5 Catholic Church 1 2 1 1 8 4 a 3 The 7 Rise TheW a rren BM 68 .9 5m 7 8a S ilo' s Pond 7 8 3 0 BM 67 .2 1m 6 House 9 5 PRIE S TE ND BM 69 .6 8m 7 L ay -by 2 0 Tit he HIGH S TRE E T 3 3 8 0 S t ables E l S ub S t a Oxford House THE HOF IS ME H S TE A D 1 5 BROO K 9 7 le t Cut 3 5 8 1 2 3b F ish Hotel 2 9 4 b 1 8 9 6 Ba rn 1 0 SOUTHERN ROAD 3 PON 1 1 1 The Cruk e 2 Ponds CountCour y t 8 1a 8 3 A 41 8 Ho 6 9 8 W a rd Bdy 9 OXF ORD L A NE 5 Pump House DS ROAL D ay -by Dra in The 2 7 rookBr 7 Pump 2 1 6 F ield 1 House Rise W a rren S ilo' s 9 9a Pond Ho 3 0 House L ay -by 1 6 E lm Tr ees 3 1 7 4 BM 69 .6 8m 8 5 6 1 1 MITCHECL OS L LE 1 5a 1 00 CUTT L E BRO OK F IS H 3 3 8 0 1 6 1 5 1 00 a GDNS 1 5 BROO K F ish 8 2 Hotel 2 9 8 1 PH Tow n Fa rm PO 2 6 1 3 1 2a Tr ac k 1 3 1 2 A 41 8 1 Tow n Fa rm 01 PON Pav ilion 3 1 8 TCB Ponds 8 3 5 Ho 9 E l 1 4 HIGH S TRE E T 1 5 1 4 L A NE L ay -by Presby t ory 1 3 DS TOWN FARM CLOSE 1 4 5 4 2 7 S ub S t a 7 St Josephs Cottage 2 3 2 1a 1 2 F ield 9 0 Ho E lm Tr ees 1 1 1 4 1 d r Bdy B ard W nd a D E BM 68 .6 6m 8 5 9 CUTT L E BRO OK ROAD 1 5 2 GDNS 1 6 9 0a9 1 BROO K L A NE OXFORD ROAD 1 1 1 1a BM 2 PH Gas Gov St Joseph's Tow n Fa rm 1 4 5 3 8 K alpa na 2 6 1 3 1 2a 4 Tr ac k 1 0 6 CHURCH St Joseph's 3 1 a 1 2 2 1 6 9. 14 m Provedence Convent 6 2 3 Primary School 4 E l 1 3 E l 1 4 1 .2 2m RH 2m .2 1 1 8 LB 2 1 3 5 9 1 4 4 Post s Catholic Church 2 1 2 9 a 5 4 a St Josephs Cottage S ub S t a Allocated residential site S ub Mast ers C our t 2 3 8 S he L ay -by 6 2 Cor ner 9 0 2 0 9 5 2 3 S t a 2 1 3 3 lter Clos e E l S ub S t a 5 2 6 8 1 9 1 9 7 Cot t ag e 2 3b
r ac k LB 1 8 9 6 1 4 b 9 0a9 1 SOUTHERN ROAD
T 3 6 a OXFORD ROAD 1 0 1 0 S PRING PA T H 2 1 5 1 1 E l S ub S t a A 41 8 2 9 8 K alpa na Pat h 6 6 8 6 9 8 Ta nk OXF ORD L anc resse 5 0 St Joseph's BE L L CL OS E a Rycote House ROA D Midwa ys Pump House Provedence Convent 6 2 3 6 4 L ay -by 4 8 1 Ment on 2 1 1 5 Pump Catholic Church 1 2 2 1 6 OXFORD ROAD 1 4 a 1 House 6 9 5 8 0a 9 9a RO E l 3 L ay -by 3 1 7 9 5 BE E CH A D L ay -by 2 0 1 00 4 6 1 1 MITCHECL OS L LE 1 5a S ub S t a 2 1 1 00 a 1 E l S ub S t a 9 7 1 a 2 3b 4 b 4 4 7 1 1 8 9 6 PO SOUTHERN ROAD 1 A 41 8 1 Tow n Fa rm LB 1 0 FB 5 1 1 01 BM 76 .7 7m 2 8 LANE A 41 8 4 3 Burga ge Plac e 5 W eslands 4 3 9 8 TCB OXF ORD 6 The HIGH S TRE E T ROA D Pump House Presby t ory 1 3 TOWN FARM CLOSE L ayL -by ay -by 1 4 GADGE CLOSE Old Ba rn BE E CH ROA D 1 8 Pump 4 2 2 2 1a 1 6 A 41 8 Hall BM 71 .9 7m 1 House BELL 1 2 1 2 L ay -by PH 8 a 9 9a 1 0 3 1 7 1 1 1 E D a nd W ard ard W nd a D E 9 1 00 9 6 1 1 MITCHECL OS L LE 1 5a 2 0 The Old 2 1 1a Malt ings BROO K L A NE 1 00 a 3 1 1 1 1 8 Gas Gov 3 7 St Joseph's The PO Dra in BM 68 .9 5m 7 8a 1 1 0 1 A 41 8 1 Tow n Fa rm E l S ub S t a 7 8 BM 67 .2 1m 4 6 01 6 HIGH S TRE E T 7 2 1 1 6 8 5 S t ables TCB J UBIL E E Primary School
1 .2 2m RH 2m .2 1 Oxford House THE HO ME S TE A D 1 8 HIGH S TRE E T u le t Cut 3 5 Presby t ory 1 3 LB 4 E l 9TOWN FARM CLOSE L ay -by Post s 2 2 1 4 7 1 8 1 The Cruk e 2 1a Count y 8 S he 2 7 Cour t 1 2 S ub S t a 8 1a GA RDENS CHE S TNUT A V E NUE Gas Gov dy B 1 9 2 3 5 2 1 3 3 1 1 1 lter E D a nd W ard ard W nd a D E 9 The r ac k LB 2 1 rookBr T 1 1a BROO K L A NE 6 a 1 1 Rise S PRING PA T H 1 5 Gas Gov E l S ub S t a St Joseph's W a rren 2 9 Und 5 S ilo' s Pond Ta nk Pat h 3 0 4 House 1 0 BM 69 .6 8m 2 1 1 4 3 Ca r Pa rk 3 3 8 0 1 F IS H 1 5 Primary School 6 1 .2 2m RH 2m .2 1 BROO K 1 8 Ment on 1 5 1 1 F ish Hotel 2 9 Post s 8 1 LB 3 OXFORD ROAD 3 3 4 1 Lord William's Play gro und 3 7 PON 5 Pat h um( ) LB Ponds RO E l 3 8 S he E Primary school reserve site Ho BE E CH 9 A D 8 3 1 0 4 7 4 dy B 2 3 L A NE 2 7 2 1 DS 3 3 S ub S t a lter 3 4 S c ho ol 4 2 7 1
r ac k LB 7 1
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J UBIL E E 4 3 S YC A MORE DRIV E LINCOLN PLACE Burga ge Plac e 1 9 1 6 4 E l 9 0a9 1 2 9 1 2 8 OXFORD ROAD 2 BE E CH ROA D 17 8 1 8 2 7 A 41 8 1 8 9 S ub S t a 8 K alpa na Hall BM 71 .9 7m GA RDENS CHE S TNUT A V E NUE Gas Gov 6 1 2 St Joseph's a 1 9 1 6 Und Greena cr e 4 1 0 Provedence Convent 2 3 HIGHFIELD CLOSE 2 2 0 9 9 1 1 3 5 4 a Catholic Church 1 2 Und Dra in CHE S TNUT A V E NUE 1 5 6 9 5 E l S ub S t a Pemberley 3 1 L ay -by DORCHESTER PLACE 2 0 4 3 Ca r Pa rk 2 2 1 1 6 The Pines J UBIL E E E l S ub S t a 1 5 9 7 1 5 4 1 6 E l 2 3b 1 8 9 6 9 3 4 4 b 1 1 4 3 2 1 0 SOUTHERN ROAD Lord William's 1 7 1 1 Play gro und 1 8 3 7 3 3 1 3 Pat h um( ) LB Games Court 2 2 7 A 41 8 S ub S t a GA RDENS 5 CHE S TNUT A V E NUE 1 0 6 9 8 4 7 Nursery 2 4 Gas Gov OXF ORD 1 9 2 7 Lord Williams’s School ROA D 7 Pump House 4 E l 3 4 S c ho ol L ay -by The Old 2 1 6 Pump 1 Orc har d S ub S t a 1 House Und 9 9a BM 2 3 5 L ay -by 6 3 ESS 3 1 7 4 3 Ca r Pa rk House 6 Coach House 1 1 5a 1 00 2 2 Ra mp 2 1 1 1 MITCHECL OS L LE HAZELTON CLOSE 7 6. 88 m HAZEL AVENUE 1 00 a 1 1 1 5 3 7 1 4 Post s Recr ea t ion 3 1PO 4 9 3 4 A 41 8 1 Tow n Fa rm S OUTHE RN RO A D Lord William's 1 Play gro und 01 3 7 Ground 7 1 Pat h um( ) LB 8 TCB 1 2 4 7 2 7 5 1 0 4 7 Lord William's School Pond 1 3 HIGH S TRE E T 9 1 7 Presby t ory 2 7 5 3 L ay -by 4 3 4 TOWN FARM CLOSE S c ho ol 6 1 4 Hall expansion2 5 land 2 1a 1 3 W est S it e 1 1 2 Leisure Centre 2 3 7 3 S YC A MORE DRIV E LINCOLN PLACE 2 3 1 1 1 E D a nd W ard ard W nd a D E 9 1 6 2 2 1 2 HAZELTON CLOSE 2 9 1 1 1 1a HAZEL AVENUE BROO K L A NE 1 2 8 1 4 Post s Gas Gov 7 1 8 St Joseph's 4 9 9 4 1 0 2 1 1 2 Greena cr e 1 1 2 Und 2 5 2 7 Primary School 1 .2 2m RH 2m .2 1 Tennis Court Tr ac k HIGHFIELD CLOSE 5 1 8 LB 5 3 9 Post s 1 1 1 Hall 2 CHE S TNUT A V E NUE 1 3 2 5 1 8 S he Pemberley 3 1 DORCHESTER PLACE FOTHERGILL2 PLACE 2 2
dy B 2 7 Fig HA1: Site allocations 9 32 A The 2 1 2 3 S YC A MORE DRIV E BM 73 .2 2m 3 3 LINCOLN PLACE A V E NUE 1 t o 97 lter 5 Pond 1 6 1 0 r ac k LB 1 6 1 1 4 HAWTHORN 1 1 2 8 T 2 9 Pines 6 a 1 3 3 Games Court 1 3 S PRING PA T H 1 5 E l S ub S t a 1 8 2 9 9 Ta nk Gas Governor Pat h 5 1 0 Nursery 2 4 1 Greena cr e E l 7 Und 8 7 6 HIGHFIELD CLOSE 1 1 Ment on The Old 9 1 1 Orc har d OXFORD ROAD 1 S HA RMA N B EE R CT S ub S t a RO CHE S TNUT A V E NUE E l 3 5 Pemberley BM 6 3 3 1 ESS 4 8 A D DORCHESTER PLACE House 2 BE E CH 4 Coach House 2 The Pines 7 6. 88 m Ra mp 2 2 S ub S t a 2 1 5 1 1 1 6 3 1 1 4 Recr ea t ion S OUTHE RN RO A D 1 The Old 1 3 FB 1 3 3 BM 76 .7 7m Games Court Ground 7 1 4 4 3 7 Burga ge Plac e 5 Nursery Lord William's School Cr ea m er y 2 4 Pond 2 4 9 1 7 E l 7 6 2 0 1 0 2 2 The Old 2 9 1 8 R S CRE W est S it e BE E CH ROA D A 41 8 Orc har d S ub S t a Hall BM 71 .9 7m Leisure Centre 1 2 7 3 BM E l S ub S t a 6 3 House ESS 1 4 1 0 Coach House 3 1 7 6. 88 m Br ook Ra mp 2 2 0 1 9 2 0 3 1 1 1 2 6 2 3 AR Recr ea t ion 1 Dra in E l S ub S t a S OUTHE RN RO A D 1 .2 2m RH 2m .2 1 1 Cut t le 6 1 2 Ground 7 1 2 9 2 5 1 6 J UBIL E E 4 1 5 5 8 7 Lord William's School Tr ac k Pond 5 Tennis Court 9 1 9 7 CE D 4 E l 1 6 6 CE DA R CRE S C E NT 2 1 4 5 7 1 8 2 1 W est S it e 2 S ub S t a 7 GA RDENS Leisure Centre CHE S TNUT A V E NUE 2 7 FOTHERGILL PLACE 29 32 A Gas Gov 3 9 1 9 7 3 BM 73 .2 2m A V E NUE 1 t o 97 2 0 2 2 Pond 1 0 4 0 1 HAWTHORN
Und 5 1 0 Gas Governor 5 4 1 2 4 3 Ca r Pa rk 1 1 2 5 8 7 Tr ac k CL OS E 5 Tennis Court HOL L IERS 1 5 3 1 3 4 Pat h ( um ) Lord William's Play gro und S HA RMA N B EE R CT 3 7 LB 2 Pat h um( ) 1 4 8 9 1 0 2 7 4 7 FOTHERGILL PLACE 29 32 A 1 BM 73 .2 2m 3 1 A V E NUE 2 2 7 1 t o 97 2 8 3 4 S c ho ol Pond 1 0 4 Pat h ( um ) HAWTHORN The Old 4 8 5 1 2 3 Gas Governor Cr ea m er y 1 0 2 4 2 2 8 7 Playing Field HAZELTON CLOSE HAZEL AVENUE 1 3 6 2 0 1 0 2 2 2 9 Post s FB 7 S CRE 4 9 1 4 2 5 S HA RMA N B EE R CT E l S ub S t a 1 2 4 8 1 4 2 7 Pump House 3 1 Br ook 3 2 5 3 2 2 0 Hall 1 2 6 2 2 5 AR 1 3 1 .2 2m RH 2m .2 1 Cut t le The Old SubE l a S t 2 2 9 1 4 S YC A MORE DRIV E 1 5 5 8 LINCOLN PLACE Cr ea m er y CE D 2 4 Key Considerations LANE 1 6 CE DA R CRE S C E NT 1 6 2 9 2 0 1 2 8 1 0 2 2 4 5 2 9 Pond S CRE 1 8 9 Pumping n t S 1 E l S ub S t a 3 9 Greena cr e 2 0 1 4 Und 2 2 3 1 5 HIGHFIELD CLOSE MORETON Br ook 4 0 9 1 1 2 0 2 5 AR 1 2 6 2
3 3 CHE S TNUT A V E NUE 1 .2 2m RH 2m .2 1 Pemberley 3 1 5 4 Cut t le DORCHESTER PLACE Und FB 2 2 9 2 The Pines 1 5 5 8 5 CL OS E CE D 1 6 HOL L IERS CE DA R CRE S C E NT 1 1 6 1 Pat h ( um ) 1 4 1 5 14 5 3 3 Games Court 1 3 5 9 MA PL E ROA D 3 9 Nursery 2 0 2 4 1 3 1 E l LB 2 0 8 7 Rycote Lane 2 2 Gara ge 1 1 The Old 4 0 S ub 1 S 1 t a 4 8 Pat h ( um ) 1 1 Orc har d 2 5 1 3 BM 5 4 6 3 2 8 House ESS Coach House 1 8 7 6. 88 m Playing Field Ra mp 2 1 3 6 1 1 CL OS E 3 2 3 HOL L IERS Pat h ( um ) FB Recr ea t ion S OUTHE RN RO A D 2 5 Site F is located to the west of Thame, and is adjacent to the Road. There is an opportunity to provide a pedestrian4 1 link to 1 Ground 7 1 2 1 CRE S C E NT 9 Lord William's School COOMBE HILL 1 4 7 Pump House Pond 1 3 3 2 2 3 1 7 9 1 7 3 1 8 6 4 8 Pat h ( um ) W est S it e 8 Leisure Centre SubE l a S t 5 7 3 1 4 2 5 2 6 LANE 4 2 Playing Field 4 5 1 8 1 Pond 4 3 6 4 6 1 FB Pat h ( um ) 5 0 3 5 Pumping n t S 2 5 2 5 1 2 Pat h ( um ) 5 MORETON 2 2 Tr ac k Pump House 5 Tennis Court 3 1 2 5 4 0 A RNOL D W A Y 3 K 2 Thame Conservation Area. The Oxford Road is immediately the new open space through this area of land. 1 3 3 2 4 Und 2 SubE l a S t FOTHERGILL PLACE 4 3 2 7 FB 1 4 29 32 A 01 L t wr BM 73 .2 2m 2 1 A V E NUE 1 t o 97
Pond LANE 1 .2 2m RH 6 7 1 0 1 5 5 HAWTHORN 1 5 Pond 7 6 3 3 MA PL E ROA D Gas GovernorPumping n t S 7 8 1 0 2 0 8 7 LB Rycote Lane 3 1 5 MORETON 1 1 Gara ge 8 0 3 8 1 1 2 5 1 3 1 1 S HA RMA N B EE R CT 2 L t wr 1 3 3 3 Und 2 8 4 8 8 6a FB FB 8 6e 1 8 2 ED and Ward Bdy 8 6 2 L t wr 8 6d 7 5 2 5 3 2 1 5 The Old 1 to the south, and forms one of the main approaches to 4 1 8 6c 6 5 2 1 CRE S C E NT MA PL E ROA D COOMBE HILL Cr ea m er y 1 2 0 3 2 2 3 2 4 LB 1 7 Rycote Lane CONDUIT HILL RISE Gara ge 8 6b 1 0 2 2 1 1 42 2 0 2 9 R S CRE 1 1 8 2 94 L t wr1 1 8 8 E l S ub S t a 1 3 2 8 L t wr 1 4 2 5 Tr ac k 3 1 2 6 2 6 There are good bus services on the Oxford Road, and1 8 it is 4 2 Br ook 4 5 2 9 8 Football Ground 3 2 4 4 6 2 0 AR 1 2 6 2 1 Disma nt led Ra ilwa y 9 9 1 0 Pat h ( um ) 1 .2 2m RH 2m .2 1 1 00 Cut t le 5 0 3 5 4 1 2 9 2 1 CRE S C E NT Und 9 2 7 7 1 Pat h ( um ) 1 5 5 8 COOMBE HILL 2 2 3 2 CE D 2 3 1 7 CE DA R CRE S C E NT 1 6 3 8 9 S t and 4 0 4 5 A RNOL D W A Y K Thame with attractive views towards the listed St Mary’s L t wr 2 4 8 4 3 3 9 2 2 2 01 L t wr 2 0 2 1 3 5 22 5 2 2 6 2 5 1 .2 2m RH 2 6 4 2 4 5 6 7 4 0 73 8 5 5 4 4 6 7 6 1 Th Pat h ( um ) 3 3 5 4 5 0 7 8 3 5 Pat h ( um ) L t wr 3 1 important that convenient pedestrian access is provided2 2 F o CL OS E 8 0 3 8 HOL L IERS 1 3 4 0 Pat h ( um ) A RNOL D W A Y 3 K
2 4 L t wr 1 6 9 2 FB 8 6e 8 6a 4 3 L t wr 01 L t wr ED and Ward Bdy 8 6 3 1 2 1 L t wr Tr ac8 k 2 5 1 .2 2m RH 2 0 8 6d 6 7 7 5 4 8 Pat h ( um ) 5 5 Church. The northern and western edges of the area are 78 6 6c 6 5 5 3 3 7 8 Playing Field CONDUIT HILL RISE 3 1 8 6b 1 3 6 8 0 3 8 42
FB 94 1 3 2 5 L t wr 8 8 Tr ac k 2 6 L t wr L t wr Pump House FB 8 6e 8 6a 3 2 9 ED and Ward Bdy to bus stops. Pedestrian and cycle links to the town centre 8 6 L tFootball wr Ground 8 6d 2 5 9 97 5 1 0 Disma nt led Ra ilwa y 1 00 SubE l a S t 6 5
Und 8 6c 9 2 7 7 1 4
LANE CONDUIT HILL RISE 8 6b 8 9 S t and Pond 42 L t wr well defined by the ring road (the A418), which cuts through Pumping n t S 94 L t wr 8 8 2 2 Tr ac k 2 6 3 5 2 5 2 6 L t wr 5 MORETON 73 2 9 Football Ground 2 5 Disma nt led Ra ilwa y 9 9 1 0 Th 1 00 3 3 Und Und are currently constrained by narrow pavements, so new FB 9 2 7 7 L t wr F o 1 5 8 9 1 S t and L1 t6 wr MA PL E ROA D 2 0 2 2 L t wr Tr ac k LB3 5 2 5 2 6 Gara ge Rycote Lane 1 1 2 0 1 1 73 the landscape of agricultural fields. 1 1 2 Th 1 3 2 8 L t wr 1 8 F o 3 2
4 1 2 1 CRE S C E NT 1 6 COOMBE HILL 1 L t wr development must improve links to reduce 3 2 reliance on 2 3 Tr ac k 1 7 2 0
8 2 5 2 6 4 2 4 5 8 4 4 6 1 Pat h ( um ) 5 0 3 5 Pat h ( um ) 2 2
4 0 A RNOL D W A Y 3 K
2 4 4 3 2 01 L t wr 2 1
Site F can be divided into1 .2 2m RH two parts: the eastern side which private cars. 6 7 5 5 7 6 3 3 7 8 3 1 8 0 3 8 1 3 L t wr FB 8 6e 8 6a
ED and Ward Bdy 8 6 L t wr 8 6d 7 5 2 5 8 6c 6 5
CONDUIT HILL RISE is defined by fields enclosed by hedgerows and trees, and 8 6b 42 94 L t wr 8 8 Tr ac k 2 6 L t wr 2 9 Football Ground 9 9 1 0 Visual sensitivity is a key consideration. This is particularly Disma nt led Ra ilwa y 1 00 Und 9 2 7 7 8 9 S t and L t wr
2 2 2 5 the western side which comprises large, open fields with 3 5 2 6 73 Th the case for development within the area defined by the 75m L t wr F o 1 6 L t wr Tr ac k limited landscape. Site F is highly visible from the Thames 2 0 contour in the south west of the site. South Oxfordshire Valley Way footpath to the north, the Conservation Area and District Council’s landscape assessment recommends no sequential views along the Oxford Road. There are long built development in this area. However - as set out in the distance views of the site from the wider area. Evidence Base Summary - visual sensitivity does not mean Part of the north-eastern area of the site lies within the flood that development should not take place. There is a need, zone at the confluence of the River Thame and Cuttle Brook. for example, to balance pedestrian access to bus stops No built development may take place in this area. There and the town centre with visual sensitivity. From a transport is an opportunity to incorporate this area into public green perspective, it makes sense to locate development as close space that forms an extension to the Cuttle Brook Nature to Oxford Road as possible. However, the scheme must be Reserve to the south-east. Thame Town Council owns an carefully designed to minimise visual impact. area of land to the south-east of the site north of Oxford
Neighbourhood Plan Thame 57 HA1 Requirements ■■ providing pedestrian and vehicular links to the reserve sites Site F is allocated for: ■■ ensuring that the overall approach to built form, street ■■ 203 residential dwellings within the 9.4 hectares layout and landscape and dwelling density minimises the defined as the extent of the residential development visual impact of the development and relates sensitively area in Figure HA2 to the Conservation Area and listed buildings. Principles ■■ 17 hectares of landscaped publicly accessible open shall include: space in the area defined in Figure HA2 -- substantial landscape buffer planting shall be ■■ 1.4 hectares of land as potential expansion land for designed to connect through the built area of the consolidation of Lord Williams’s School development to the open space buffer on the perimeter of the site ■■ 2 hectares of land as a potential future primary -- buildings must not exceed 2 storeys, except in school site. the lower eastern field where 2.5-3 storeys may A Design Brief must be produced setting out the be acceptable subject to detailed visual impact principles for development. This Brief must be assessment discussed and agreed with Thame Town Council within ■■ designing the southern part of the residential area to be a reasonable time prior to being submitted as part sensitive to adjoining properties, the character of the of any planning application. The Brief must include Oxford Road and to minimise visual impact Reserve Site F as well as the two school sites. The development must be implemented in accordance with ■■ reducing the density of dwellings on the edges of the the principles set out in the Design Brief. residential area to help create a gradual transition from built area to green space. The Design Brief must include the following principles:
■■ creating a natural green area next to Cuttle Brook that forms an extension to the Cuttle Brook Nature Reserve and retaining existing trees and hedgerows
■■ providing publicly accessible green space on the northern parts of the site next to the ring road. This green space to be designed to dilute the geometry of the ring road by developing a landscape approach that reinforces historic field boundaries on adjacent Castle Trust land and Site F with native species, so reinstating a landscape harmed by the ring road. The landscape approach for both areas of land to be submitted as part of any planning application. The landscape design of the green space within the site must avoid following (and so reinforcing) the alignment of the ring road
■■ linking green spaces with green ‘corridors’ through the built area to enhance biodiversity and create a high quality environment
■■ providing pedestrian links within the green spaces, and connect these to the residential area. Improving pedestrian and cycle links to the town centre
Thame Neighbourhood Plan 58 Extent of residential Allocated residential development area site boundary Natural green space extending the Cuttle Brook Nature Reserve. Reserve residential site boundary Publicly accessible Landscaped publicly accessible open space
Public open space forming focal point (indicative size and location)
Green corridor linking open spaces
Principal vehicular route
A418 (indicative location)
Vehicular access to primary school site and potential future reserve land (indicative location)
Pedestrian link (indicative location)
Lord Williams’s School Oxford Road expansion land
Primary school reserve site
Building frontage overlooking Fig HA2: Site allocation policy requirements space / street
Neighbourhood Plan Thame 59 2 OA D 2 E RS E Y ROA D 1 1 7 6 2 1 1 1 2 7 8 2 2 0 1 1 0 Orchard Bungalow Bowling Green 1 S t Ma ry s Pearc e 4 1 Cour t Cot t ag e 3 1 6 9 1 Recr ea t ion 1 5 9 2 1 7 7 BM 76 .6 0m Ground Club House ROAD 5 5 5 7 Pond 8 1 4 2 Lord Williams's School 2 ROA D MEA D ROAD HUNT 2 5 2 5 t o 2 8 E l CRO FT Lower School 2 1 V IC TORIA 1 6 3 0 ( E ast ) 1 2 0 E l S ub S t a S ub S t a 2 9 3 0 3 Recreation Ground PA RK S T RE ET 3 0 BA NNIS T ER A RNOL D W A Y K ingdom 1 2 Cotmore Wells 7 2 Hall 4 6 CHIL TE RN GROV E 1 1 L t wr Cr es swell 2 2 ROA D 2 1 1 1 0 2 4 2 4 1 9 4 5 Tennis Courts 1 3 Tennis Courts 4 8 1 4 1 The Bungalow CHE S HIRE 3 3 2 1 t o CRO FT
CL OS E 3 1 1 2 3 1 4 9 2 1B BM 74 .5 4m 1 3 6 9 2 4 WINDMILL ROAD 2 L t wr CHE S HIRE 2 1A 5 0 L t wr 2 6 TOWERSEY DRIVE 2 5 LB 4 1 ROA D 2 1D 1
2 1C 2 2 4 0 5 6 2 CONDUIT HILL RISE 2 0b 1 3 1 9 6 8d 2 8 42 2 0a 6 8c 1 0 L t wr 1 8 1 1 6 8 L t wr 1 3 t o 1 7 2 2 6 8a 2 9 Football Ground 2 5 1 1
1 0 6 7 5 1 2 0 3 2 BROA DW A T ER S A V E NUE 1 4 4 3 S t and 5 2 2 7 L t wr lygound gro Play 3 t o 11 5 3 2 2 4 2 6 4 HORSESHOES PL Play gro und 2 5 2 6 ❚ HA2: Site C - Allocation2 b for 187 residential3 4 dwellings 7 1 1 1 02 Gara ge 6 Thame United ❚ 8 2 a 3 9 6 3 2 2 B 4 44 5 1 Hort on C lose 2 6 PICKENFIELD L t wr Football Club 5 2 1 Cr oft 2 4 Cour t 1 05 E l S ub S t a 5 0 LB 1 9 6 0 7 2 9 6 2 8 1 6 1 5 2 0 L t wr Play gro und 1 t o 8 1 6 2 0 6 6 4 2 3 1 5 7 TC B 1 0 BM 72 .9 6m 4 3 5 4 1 1 9 2 9 5 1 0 2 9 9 4 9 9 1 HORTON A V E NUE 9 7 8 1 5 8 Club 8 9 3 7 1 9 0 2 1 2 2 5 6 1 8 Tr ac k HA MPDE N A V ENUE BM 76 .2 5m 4 5 3 CO TMO RE C LO S E 2 Corporation Yard 8 1 4 2 5 8 5 4 7 PH 8 3 2 2 2 2 7 8 6 4 0 1 7 2 6 6 4 t o 4 b 4 a 6 1 2 2 8 John Hampden 4 d 4 c 6 8 0 PARK TERRACE 1 3 3 7 8 5 7 3 4 3 7 1 5 2 9 Primary School 7 6 6 0 1 2 7 2 PICKENFIELD 8 3 2 3 9 7 0 4 8 6 6 2 9 The Pho enix T ra il ( Cy c lew a y) t o 6 8 1 3 3 4 6 4 2 1 7 BM 75 .9 3m 5 1 4 3 1 1 1 6 PICK E NFIE L D 6 1 5 0 4 8 75 1 1 1 6 5 5 5 2 7 1 1a 7 1 Pump House a 4 1 6 MP 6 4 2 6 LB 1 09 CO TMO RE GA RDE NS
4 3 4 7 2 7 2 6 d 4 9 5 0 2 8 1 1 09 5 2 5 3 LB 1 3 6 2 8 V A N DIEMA N' S RO A D 9 9 1 E l S ub S t a E l S ub S t a E l S ub S t a 1 17 1 6 2 6 0 CL OS E S S E X ROA D 1 01 5 8 OC TMO RE 3 6 AD E 7 L OS E V A N RO C Depot DIE MA N' S 6 0 1 1
8 1 11 1 6 1 09 e 1 0 9
2 5 2 6 Tr ac k NEWBARN 4 6 BM 76 .6 6m 1 19 1 1
5 4 3
2 CHOWNS CLOSE 1
1 3 CHINNOR ROA D 1 27 Allotment Gardens 5 6 7 0 E l S ub S t a 6 9
1 4 6 2 1 37 Police S TA T ION YA RD Houses 6 8 1 1 GA RDENS 4 6 B3 1 5 3 6 3 4 1 39 CO TMO RE
7 2 4 8 C1 BM 78 .7 9m C2 7 4 6 8 Depot 1 47 4 8 4 4 3 2 1 3 8 C1 0 64 YOUE NS DRIV E 8 0 4 5 D1 2 D4 Meadow Brook Gras mere 2 1 8 0 7 9 Pp Ho
House 2 6 1 5 E ssex House 1 2 7 4 Cotmore Wells Farm 5 3 2 9 ( Ho tel) E l Br idg e W indrush S ub S t a 1 1 Terr ac e Cot m ore F ield
1 9 Dra in 5 5 9 9 1 0 7 THAME PARK ROAD Ridgewa y 1 1 F ield
6 2 1 6 3 2 1 2 9 6 6 5 1 3 Cot t ag e 1 4 9 8 BL A C KMORE C L OS E ub S t a 9
1 04 F ac to ry Pond
E l S 1 0 5 3 5 1 7 1 10 6 9 1 1 4
4
7 1 1 a
1 Thame Park Business Centre F ac to ry
W ork s 1 JANE MORBEY ROAD Dra in
1 8 E l E ss S ub S t a
8 3 0
1 5 5 0 L IMMINGS L A NE 3 2 2 0 5 2 3 4 2 W a rehous e 5 3 6 8 W a rehous e W ork s 2 6 1 4 2 2 4 t o 8 5 SR 1 1 8 2 4 1 8 3 2 0 1 2 9 8 1 6 2 3 PE A RCE W A Y 7 1 4 2 1 E l Co C onst B dy Sleepy Hollow 2 5 S ub 1 0 Garden Cit y 6 S t a
1 6 W ork s W a rehous e 1 9 LACEY DRIVE
The Bungalow 1 2 3 1 Play gro und Cy c le Pa th JEFFERSON WAY 3 5 A B 3 3 B 4 01 2 F 1 1 3 Co Const Bdy 3 W ork s River Thame G
1 0b E l S ub S t a Ta nk 4 2 LUPTON ROAD W ork s 1 W ork s 1 0a W ork s AD 1 7 O 3 R BM 77 .8 8m 8 b RCE W A Y
8 a 4 2 F ac to ry 1 PEA WALKER DRIVE 3 6 Pond DORMER F ac to ry B 4 01 2 F ac to ry 4 O M L B 4 01 2 W a rehous e B 4 44 5 1 2 9 F ac to ry 1 2 4 7 2 7 6 B 4 44 5 B 4 01 2 3 F ac to ry PE A F ac to ry W ork s 1 K 1 5 B 4 01 2 F ac to ry RCE W A Y Mast Garden HOWLAND ROAD F ac to ry Cit y B 4 01 2 WB E l 1 1 P F ac to ry S ub S t a E l W a rehous e W A L KE RS DR S ub S t a JEFFERSON WAY 5 Ta nk Depot 2 0 1 L Col LUPTON ROADLB D
E l S ub S t a D F ac to ry WB ROA 2 4 A W L A ND ROA Par k ER O W a rehous e W a rehous e W E NMA N ROA D M H Mea dow R F ac to ry DO Cot t ag e F ac to ry SR K ille House BA NDE T W A Y ham e T 4 1 W ork s L Col Riv er F ac to ry W ork s BM
S a muel 6 4. 97 m 3 5 B House W a rehous e F ac to ry Park Meadow Farm CHINNOR ROA D W ork s F ac to ry
C 3 1 Ca t tle Grid W orc ester Tha me Cot t ag e Ta nk Br idg e 2 9
E l S ub S t a E l S ub S t a 5 2
Oa kf ield
1 2
Y A
Riv er
S E L
Pond B
UR Tha me
Y
R
OA ROAD W a rehous e D Pond Par k Mea dow B 4 44 5
THA ME PA RK F arm
J a smin Cot t ag e B 444 5
ra k ac Tr Old Vicarage
Lashlake House The Prebendal
W ell Churc hview House Dra in 1 u e rook B le t Cut Cha pel
d r Bdy B ard W nd a D E Ta nks S t Ma ry 's
1 .2 2m RH 2m .2 1 BM 68 .7 8m Dra in Churc h
BM 6 7. 82 m Pond
Tr ac k
Blackditch Farm Gray sm ead L odge
Cricket Ground Greys Mead BM
7 0. 68 m
Tr ac k Bow Pat h ( um ) Br idg e B 4 01 2 The BM PRIE S TE ND Tit he 7 0. 21 m B 4 01 2 Ba rn
W a rd Bdy Dra in
1 6
8 Pav ilion 1 5 5 4
Red Roofs BM 68 .6 6m ROAD Pond BM 1 4 5 3 CHURCH 6 9. 14 m E l 1 3 1 5 9 3 CHINNOR ROA D 4 2 9 a S ub Mast ers C our t 6 2 Cor ner S t a Clos e 5 2 6 8 1 Cot t ag e 9 FB 1 0 6 8 Rycote House Midwa ys L anc resse 5 0 BE L L CL OS E 4 8
6 9 8 0a 2 1 4 4 1 a LB 7 1 5 LANE W eslands 4 3 1 .2 2m RH 2m .2 1 The
Old Ba rn GADGE CLOSE 4 2 BELL PH 8 a
1 .2 2m RH The Old Malt ings 1 1 8 3 7 The BM 68 .9 5m 7 8a 7 8 BM 67 .2 1m 6 HIGH S TRE E T 7 S t ables Oxford House THE HO ME S TE A D L odges le t Cut 3 5 1 The Cruk e CountCour y t 8 1a
5 The
rookBr Rise W a rren Cuttle Brook S ilo' s Pond 3 0 House 3 3 BM 69 .6 8m F IS H 1 5 BROO K 8 0 F ish Hotel 2 9 8 1 3 PON Ponds Ho 9 8 3 L A NE DS 2 7 7 F ield Ho 4 E lm Tr ees CUTT L E BRO OK 8 5 1 5 GDNS 1 6 2 PH Tow n Fa rm 2 6 1 3 1 2a Tr ac k 3 1 1 2 1 4 E l 1 4 St Josephs Cottage S ub S t a 2 3 9 0
1 9 1 OXFORD ROAD 9 0a 8 K alpa na Highclere 6 St Joseph's a 1 .2 2m RH 4 Provedence Convent 6 2 3 1 Allocated residential site 2 5 4 a Catholic Church 1 2
E D nda W ard dy B L ay -by 2 0 9 5 E l S ub S t a 9 7 4 b 2 3b 1 8 9 6 1 0 SOUTHERN ROAD 2 1 1 A 41 8 OXF ORD 6 9 8 F ootbr idge ROAL D ay -by Pump House Pump 2 1 6 1 House L ay -by 9 9a 3 1 7 6 1 1 MITCHECL OS L LE 1 5a 1 00 1 00 a Fig HA3: Site allocation PO 1 A 41 8 1 Tow n Fa rm 01 8 5 TCB Presby t ory 1 3 HIGH S TRE E T TOWN FARM CLOSE L ay -by 1 4 Und 2 1a 1 2 1 1 1 E D a nd W ard ard W nd a D E 9 2 1 1 1 1a BROO K L A NE Gas Gov St Joseph's 4 1 0 Primary School 2 1 1 .2 2m RH 2m .2 1 Post s 1 8 LB
8 S he
dy B 2 3 2 1 3 3 lter
r ac k LB 1
T 6 a F ootbr idge S PRING PA T H 1 5 Tha me Par k E l S ub S t a 2 9 Ta nk Pat h 6 1 1 Ment on OXFORD ROAD 1 RO E l 3 5 BE E CH A D 4 Key Considerations The southern part of the site lies within the Cuttle Brook S ub S t a 1 BM 76 .7 7m FB 4 3 Burga ge Plac e
A 41 8 BE E CH ROA D 1 8 Hall BM 71 .9 7m 1 2 1 0 2 0 9 3 Dra in 1 6 E l S ub S t a 1 6
J UBIL E E 4 E l 9 Tha me 2 flood zone. No built development may take place in this 7 1 8 2 S ub S t a 7 GA RDENS CHE S TNUT A V E NUE Gas Gov 1 9 Par k SS
Und 5 4 3 rac kTr 1 Ca r Pa rk Site C is located to the south of Thame. Its southern 1 1 5 3 3 4 Lord William's Play gro und 3 7 Pat h um( ) LB 1 0 4 7 2 7 3 4 S c ho ol 4 area. There is an opportunity to incorporate the flood area 1 2 3 2 2 HAZEL AVENUE HAZELTON CLOSE Post s 7 4 9 1 4 boundary abuts Thame Park, an area identified as being of 2 7 1 2 5 3 Hall 2 5 1 3 2 S YC A MORE DRIV E LINCOLN PLACE 1 6 2 9 1 2 8 within public green space to form a soft landscape edge to 9 1 8 1 Und Greena cr e HIGHFIELD CLOSE 9 1 1 CHE S TNUT A V E NUE Pemberley 3 1 DORCHESTER PLACE 2 2 high landscape value. The northern edge of Thame Park is The Pines 5 1 6 1 1 4 3 3 Games Court 1 3 1 5 Nursery 2 4 E l 7 The Old the south of Thame.Orc har d S ub S t a
BM 6 3 House ESS Coach House 7 6. 88 m Ra mp 2 1 1 3 Recr ea t ion S OUTHE RN RO A D 1 Ground 7 1 Lord William's School 4 7 Pond defined by a strong belt of trees that form a backdrop to the 9 1 7 6 W est S it e Leisure Centre 7 3
Cattle Grid 1
2 5 1 2 Tennis Court Tr ac k 5 1 2 1 2 7 FOTHERGILL PLACE 29 32 A BM 73 .2 2m southern part of Site C. Pedestrian and cycle links to the town centre and to bus A V E NUE 1 t o 97 Pond 1 0 Tr ac k HAWTHORN
1 0 Gas Governor 8 7
S HA RMA N B EE R CT 4 8 2 2 The Old Cr ea m er y stops are currently constrained by limited and/or narrow 2 4 2 0 1 0 2 2 2 9 R S CRE E l S ub S t a 1 4 3 1 Br ook 2 0 1 2 6 2 The northern edge of the site is formed by Wenman Road, AR 1 .2 2m RH 2m .2 1 2 9 Cut t le 1 5 5 8 CE DA R CRE S C E NT CE D 1 6 4 5 3 9 pavements. New development must improve links to reduce2 0 2 2 4 0
5 4 HOLCL L IERS OS E which is fronted by visually unattractive employment Pat h ( um ) 9 1 8 3 1 Pat h ( um ) 4 8 5 reliance on private cars. Playing Field 1 3 6 FB 2 5 Pump House buildings. The western boundary is formed by Thame Park 3 SubE l a S t 1 4
LANE Pond
Pumping n t S
5 MORETON
2 5
3 3 Und FB Road, a ‘B’ road that connects to Junction 6 of the M40 via There is an opportunity for development of the site to1 5 1 MA PL E ROA D 2 0 LB Gara ge Rycote Lane 1 1 1 1 1 1 2 1 3 2 8
1 8 3 2
4 1 2 1 CRE S C E NT COOMBE HILL 1 3 2 2 3 1 7
the A40 some 11 kms to the south. improve the currently unattractive edge of Wenman 8 2 5 2 6 4 2 4 5 8 4 4 6 1 Pat h ( um ) 5 0 3 5 Pat h ( um ) 2 2
4 0 A RNOL D W A Y 3 K
2 4 4 3 2 01 L t wr 2 1
1 .2 2m RH 6 7 5 5 Road by screening it. However, development must relate 7 6 3 3 7 8 3 1 8 0 3 8 1 3 L t wr FB 8 6e 8 6a
Site C has some strong hedgerowsED and Ward Bdy enclosing the site 8 6 L t wr 8 6d 7 5 2 5 8 6c 6 5
CONDUIT HILL RISE 8 6b 42
sensitively to the adjacent landscape of Thame Park and so 94 L t wr 8 8 Tr ac k 2 6 L t wr 2 9 Football Ground 9 9 1 0 Disma nt led Ra ilwa y 1 00 boundaries and running throughUnd the site itself, dividing it 9 2 7 7 8 9 S t and L t wr
2 2
3 5 2 5 2 6
73 a landscape buffer is needed in the southern part of the site. Th L t wr F o
1 6 L t wr into four fields. The site slopes to the west, south and east, Tr ac k 2 0 and these slopes become more pronounced to the south There are some long views to the site, and opportunities of the east-west hedgerows. There are opportunities to must be taken to minimise visual impact. incorporate existing landscape into proposals. There is an opportunity to masterplan these sites There are open views to the site from Wenman Road and comprehensively to bring forward co-ordinated Thame Park Road. Views from the south and east are development. obscured by vegetation.
Thame Neighbourhood Plan 60 Extent of residential Allocated residential development area site boundary Natural green space adjacent to Cuttle Brook. Publicly accessible
Landscaped publicly Chinnor Road accessible open space
Green corridor linking Wenman Road open spaces
Dormer Road Green buffer and pedestrian /cycle route to Wenman Road
Principal vehicular route (indicative location)
Thame Park Road Pedestrian link (indicative location)
Building frontage overlooking space / street
Fig HA4: Site allocation policy requirements
HA2 Requirements ■■ incorporating a network of pedestrian links within the open space, linking to Thame Park Road to the west and Site C is allocated for: Wenman Road to the north ■■ 187 residential dwellings within the 9.35 hectares ■■ linking the southern open space to Wenman Road with a defined as the extent of the residential development wide green ‘corridor; to enhance biodiversity and create a area in Figure HA4 high quality environment ■■ 11.8 hectares of landscaped publicly accessible ■■ designing a positive frontage to Wenman Road where open space in the area defined in Figure HA4. dwellings overlook the road but - at the same time - are A Design Brief must be produced setting out the provided with a significant ‘breathing space’ to the principles for development. This Brief must be employment buildings opposite. Such ‘breathing space’ discussed and should be agreed with Thame Town should include setting the buildings back behind a Council within a reasonable time prior to being landscaped avenue and incorporating a pedestrian/cycle submitted as part of any planning application. The Brief route within the avenue must include allocated Site D, Jane Morbey Road, Park ■■ providing for a future pedestrian, cycle and vehicular link Meadow Cottage and Reserve Site C. The development to Reserve Site C should it come forward for residential must be implemented in accordance with the principles development in the future set out in the Design Brief. ■■ improving cycle and pedestrian links to Thame via Thame The Design Brief must include the following principles: Park Road and Dormer Road / Chinnor Road ■■ retaining the southern fields as publicly accessible ■■ ensuring that the overall approach to built form, street open space to maintain a gap between Thame and layout and landscape and dwelling density minimises Thame Park. The landscape design of this space must the visual impact of the development. Buildings must relate sensitively to Thame Park, and provide a natural not exceed 2 storeys, except along the Wenman Road environment adjacent to Cuttle Brook frontage where up to 3 storeys may be acceptable ■■ identifying a suitable area of land in the southern open subject to detailed visual impact assessment. space for new burial space on either Site D or Site C
Neighbourhood Plan Thame 61 8 1 Orchard Bungalow 1 3 2 SCE ear B E HIL our S t Ma ry s P 4 1 C Cot t ag e 3 CRE 2 1 9 CO OM 1 Recr ea t ion 5 9 3 2 2 3 1 7 7 Ground Club House 5 5 5 7 8 1 4 2 Lord Williams's School 2 MEA D ROAD 2 5 2 5 t o 2 8 4 2 4 5 2 6 CRO FT Lower School 4 8 4 6 1 V IC TORIA 1 6 Pat h ( um ) 5 0 3 5 3 0 ( E ast )
E l 2 9 2 2 S ub S t a 3 0 3 Recreation Ground PA RK S T RE ET 3 0 4 0 A RNOL D W A Y K ingdom 1 2 2 4 Hall 4 6 7 CHIL TE RN GROV E 4 3 2 Cr es swell 01 L t wr 7 2 1 4 1 4 5 6 2 4 8 2 4 1 9 1 Tennis Courts 5 5 1 3 Tennis Courts 1 4 7 6 The Bungalow 3 3 2 1 t o CRO FT 7 8 ❚ HA3: Site D, Jane Morbey Road and Park CLMeadow OS E Cottage - 3 1 1 2 8 0 3 8 ❚ 4 9 2 1B BM 74 .5 4m 1 3 6 9 L t wr 2 4 WINDMILL ROAD FB 8 6e 8 6a 2 1A 5 0 8 6 L t wr 2 4 1 6 TOWERSEY DRIVE 8 6d 7 5 2 5 LB 8 6c 6 5 2 1D 1 2 1C 2 2 5 4 0 CONDUIT HILL RISE 2 0b 1 3 8 6b 1 9 6 8d 42 2 0a 6 8c 1 0 94
8 8 L t wr 1 8 1 6 8 Tr ac k 2 6 L t wr 6 8a 1 3 t o 1 7 2 2 2 9 Football Ground 2 5 9 9 Disma nt led Ra ilwa y 1 0 1 00 6 7 5 1 9 2 7 7 2 0 3 2 BROA DW A T ER S A V E NUE 1 4 4 3 8 9 AllocationS t and for 205 residential dwellings5 2 2 7
L t wr und gro Play 3 t o 11 5 3 2 2 6 4 2 5 4 2 HORSESHOES PL 3 5 2 6 2 b 7 1 1 1 02 73 Gara ge 6 Thame United 8 6 3 2 a 3 9 B 4 44 5 1 Hort on C lose L t wr Football Club 5 2 1 Cr oft
Cour t 1 05 E l S ub S t a 5 0 LB 1 9 6 0 7 2 9 6 1 6 1 5 L t wr 1 t o 8 1 6 Tr ac k Play gro und 2 0 6 6 3 1 5 7 TC B BM 72 .9 6m 4 3 5 4 1 1 9 2 9 9 9 5 1 0 2 9 9 4 1 HORTON A V E NUE 9 7 Dra in 8 Club 1 5 8 8 9 3 7 1 9 0 2 5 2 4 5 6 Tr ac k HA MPDE N A V ENUE BM 76 .2 5m 3 CO TMO RE C LO S E 2 Corporation Yard 8 1 PH 4 2 5 8 5 2 4 7 8 3 2 2 6 2 7 8 6 2 T ERR A CE t o 6 4 b 4 a SR Dra in 1 2 2 8 John Hampden 4 d 4 c 6 8 0 PA RK 1 Dra in 7 8 5 3 4 3 7 1 5 2 9 Primary School 7 6 6 0 Co C onst B dy Sleepy Hollow 1 2 7 2 3 2 3 9 7 0 4 8 6 6 The Pho enix T ra il ( Cy c lew a y) t o 6 8 1 3 3 4 6 4 1 7 1 BM 75 .9 3m 5 1 4 3 1 1 6 6 1 5 0 4 8 75 1 6 5 5 5 1 1a Co Const Bdy River Thame 7 1 4 1 a 6 CO TMO RE GA RDE NS MP 6 4 2 6 LB 1 09 4 3 4 7 2 6 d 2 7 4 9 5 0 2 8 1 5 2 1 09 5 3 ub S t a LB 1 3 6 2 8 V A N DIEMA N' S RO A D 9 9 1 E l S ub S t a E l S 1 17 1 6 2 Pond 6 0 u e rook B le t Cut 1 01 8 CL OS E E S S E X ROA D 3 6 V A N DIE MA N' S ROA D 7 CO TMO RE 6 0 1 15 4 7 8 1 11 Dra in 1 6 1 0 9 1 09 e
2 5 Tr ac k 2 6 4 6 1 19 NEWBARN CLOSE BM 76 .6 6m 1 1
4 5 3
2 CHOWNS CLOSE 1
1 3 CHINNOR ROA D 1 27 Allotment Gardens E l S ub S t a 5 6 6 9 7 0 SR 6 2 Police 1 4 Mast 1 37 E l S TA T ION YA RD Houses 6 8 4 6 1 1 GA RDENS B3 1 5 Co C onst B dy Sleepy HollowS ub S t a 3 6 3 4 1 39 CO TMO RE
7 2 4 8 Ba t es L ey s BM 78 .7 9m C1 F arm C2 7 4 6 8
1 47 1 4 8 4 4 3 2 Co Const Bdy 3 8 River Thame
64 YOUE NS DRIV E C1 0 2 8 0 4 5 D1 D4 Meadow Brook Gras mere 2 1 8 0 7 9 Pp Ho SR House 1 5 2 6 E ssex Pond House 1 ham e T 4 1 2 7 4 ( Ho tel) iv er 5 3 2 9 E l R Br idg e BM Dra in 4 7 W indrush S ub S t a F ield V iew 1 1 Terr ac e Cot m ore F ield 6 4. 97 m 3 5 1 9 Dra in 1 0 5 5 9 9 7 THAME PARK ROAD Ridgewa y 1 1 F ield
Oa k Tr ee 6 2 1 6 3 2 1 3 1 2 Cot t a 9 6 6 5 House 1 4 SR 9 8 BL A C KMORE C L OS E 9
1 04 F ac to ry E l Co C onst B dy Sleepy3 1 Hollow E l S ub S t a 1 0 5 5 3 1 7 S ub S t a 1 10 Tha me 6 9 1 1 4 4 Br idg e
7 1 2 9 1 a 1 Co Const Bdy Thame Park Business Centre River Thame F ac to ry 5 2
Dra in W ork s 1
1 8 E l 1 2 E ss S ub S t a
SR Y A 8 5 0 1 5 L IMMINGS L A NE Riv er 2 0 5 2 3 4 Pond S E L W a rehous e 5 3 6 W a rehous e W ork s ham e Dra in 1 4 4 t o 8 T B 4 1 5
UR 8 4 7 1 1 Tha me 3 iv er 1 2 R 9 BM Y
R
Garden Cit y 6 4. 97 m OA Tr ac k 1 0 3 5 6 1 W a rehous e W ork s W a rehous e D The Bungalow
JANE MORBEY ROAD JEFFERSON WAY 3 5 3 3 W ork s J a smin 3 E l Ta2 nk 4 LUPTON ROAD Cot t ag e W ork s 3 1 S ub S t a W ork s W ork s ra k ac Tr
1 7 Pat h ( um ) BM 77 .8 8m Tha me 3 Old Vicarage
4 Br idg e 2 9 F ac to ry Lashlake House DORMER ROAD F ac to ry The Prebendal
F ac to ry 5 2 B 4 01 2 W a rehous e B 4 44 5 1 2 W ell Churc hview Pat h ( um ) 1 BM 66 .6 8m 2 House B 4 44 5 B 4 01 2 W ork s F ac to ry 1 2 Pat h 1 SR B 4 01 2 F ac to ry 5
Y A Mast rook B le t Cut Cha pel Riv er ham e S E L F ac to ry T 4 1
d r Bdy B ard W nd a D E E l iv er B F ac to ry R S ub Ta nks BM UR S t a Tha me
Y
W a rehous e 6 4. 97 m S t Ma ry 's R 3 5
1 .2 2m RH 2m .2 1 BM 68 .7 8m Dra in OA JEFFERSON WAY Churc h W a rehous e Depot D
LUPTON ROADLB BM E l S ub S t a F ac to ry Dra in 6 7. 82 m J a smin 3 Cot t ag e 3 1 Pat h ( um ) Tr ac k Par k W a rehous e A W E NMA N ROA D W a rehous e Tha me Mea dow k ac Tr F ac to ry DORMER ROAD Br idg e Old Vicarage Cot t ag e 2 9 F ac to ry BM 65 .2 2m K i Lashlake House Ho The Prebendal 5 2 BA NDE T W A Y Cricket Ground W ork s W ell Churc hview Brook Cottage F ac to ry House S a mu 1 2 el B House Y A
Riv er
S E L W a rehous e rook B le t Cut Cha pel Pat h ( um ) Mort on F ac to ry The
B PRIE S TE ND
Tit he UR
Tha t ch dy B ard W nd a D E Park Meadow Farm Tha me
F ac to ry Ta nks Ba rn Y S pencer R
OA Cot t ag e W a rd Bdy S t Ma ry 's
1 .2 2m RH 2m .2 1 BM 68 .7 8m W a rehous e Ca t tle Dra in Dra in D Churc h The Grid
Old Bell 1 6
8 BM Pav ilion J a smin Cot t ag e 1 5 6 7. 82 m Tr ac k 5 4
ra k ac Tr Tr ac k Oa kf ield Old Vicarage BM 68 .6 6m ROAD BM 1 4 5 3 Lashlake House 1 The Prebendal CHURCH Cuttle Brook 6 9. 14 m C E l W ell 1 3 1 5 9 4 3
Churc hview 2 Cricket Ground9 a S ub Pond Mast ers C our t House 6 2 Cor ner Cuttle Edge S t a Clos e 5 2 6 8 1 Cot t ag e 9 The Hawthorns 1 0 ROAD 6 8 u e rook B le t Cut L anc resse 5 0 BE L L CL OS E Pond Rycote House ChaMidwa pel ys Park Meadow 4 8 Pat h ( um )
THA ME PA RK The6 9 d r Bdy B ard W nd a D E F arm 8 0a Ta nks PRIE S TE ND Tit he 2 1 Ba rn New 4 4 1 a LB 7 1 S t Ma ry 's 5 1 .2 2m RH 2m .2 1 BM 68 .7 8m LANE Dra in House W eslands W a rd Bdy 4 3 Churc h The Dra in Old Ba rn GADGE CLOSE 4 2 The Old Bakery BELL
8 a 1 6 PH BM The Old 8 Malt ings 1 1 8 3 7 The BM 68 .9 5m 6 7. 82 m 7 8a Pav ilion 7 8 BM 67 .2 1m 6 College Brook HIGH S TRE E T 7 S t ables Oxford House THE HO ME S TE A D 1 5
Tr ac k u le t Cut 5 4 3 5 1 The Cruk e Dra in CountCour y t 8 1a BM 68 .6 6m 5 The ROAD rookBr BM Rise 1 4 5 3 W a rren CHURCH 3 0 W illow Cottage S ilo' s Pond 6 9. 14 m BM 69 .6 8m House E l 3 3 8 0 Cricket Ground F IS H 1 3 1 5 1 5 9 BROO K 4 3
F ish Hotel 2 9 8 1 2 9 a 3 PON S ub Mast ers C our t J essm ere Ponds Cor ner Ho 9 6 2 8 3 Little Acre S t a L A NE Clos e DS 5 2 6 8 1 2 7 Cot t ag e 9 7 1 0 F ield 6 8 Ho L anc resse 5 0 Pat h ( um ) 4 Rycote House Midwa ys E lm Tr ees BE L L CL OS E CUTT L E BRO OK 8 5 1 5 GDNS 4 8 The 1 6 FB PH L eys F a rm 2 PRIE S TE ND Tow n Fa rm Tit he6 9 2 6 1 3 1 2a Tr ac k Tr ac k 8 0a 1 2 Carthouse Cottage Ba rn 3 1 2 E l 1 1 4 1 4 1 a 4 4 7 1 S ub S t a W a rd Bdy St Josephs Cottage LB 2 3 5 LANE Dra in 9 0 W eslands 4 3 The
1 9 0a9 1 Old Ba rn OXFORD ROAD GADGE CLOSE 4 2 1 6 8 K alpa na BELL 8 a Gray sm ead 6 St Joseph's PH 8 a 4 Provedence Convent 6 2 3 The Old 1 2 MaltPav ings ilion L odge 1 By re Allocated residential site: Site D 5 Catholic Church 1 1 2 8 The 4 a 3 7 BM 68 .9 5m 7 8a Cot t ag e 1 5 7 8 BM 67 .2 1m 6 L ay -by 5 4 HIGH S TRE E T 2 0 7 9 5 S t ables Oxford House THE HO ME S TE A D Greys Mead le t Cut BM E l S ub S t a 3 5 9 7 4 b 2 3b 1 8 9 6 1 The Cruk e 1 0 SOUTHERN ROAD CountCour y1 1 t 2 BM 68 .6 6m 8 1a ROAD 7 0. 68 m A 41 8 OXF ORD 6 5 9 8 ROA D Pump House BM The 1 4 5 3 The Old Dairy Tr ac k L ay -by CHURCH rookBr Pump 6 9. 14 m Rise 2 1 6 Bow 1 House E l 1 3 W a rren The Old S ilo' s Pond 1 3 5 9 3 0 4 House 9 9a L ay -by BM1 7 69 .6 8m 3 3 3 8 0 2 9 a S t able 6 F IS H S ub 1 5 BROO K1 1 MastMITCHE ers CCL our OS tL LE 1 5a 1 00 Br idg e B 4 01 2 F ish Hotel 8 1 1 00 a BM 6 2 2 9 Cor ner 3 PON S t a Clos e 1PO A 41 8 1 Tow n Fa rm Ponds 5 2 6 8 1 9 01 7 0. 21 m B 4 01 2 8 Ho 9 8 3 Cot t ag e 5 L A NE TCB DS Presby t ory 2 7 1 0 1 3 HIGH S TRE E T Meadowbrook Farm TOWN FARM CLOSE L ay -by 1 4 L anc7 resse 6 8 F ield 5 0 2 1a BE L L CL OS E Rycote House Midwa ys 1 2 Ho 4 8 E lm Tr ees 4 1 8 5 1 5 1 1 E D a nd W ard ard W nd a D E CUTT L E BRO OK Ponds 9 6 9 1 6 GDNS 2 8 0a 1 1 1 1a 2 BROO K L A NE PH FB Tow n Fa rm 2 6 1 3 1 2a Gas Gov St Joseph's 1 2 Tr ac k 2 4 3 1 1 1 0 2 1 1 a Primary School 4 4 7 1 E l 1 4 1 .2 2m RH 2m .2 1 1 4 LB 1 8 Allocated residential site: Jane 5 LANE LB Post s S ub S t a W eslands St Josephs Cottage4 3 2 3 The 9 0 8 S he
dy B 2 3 GADGE CLOSE Old Ba rn 2 1 3 3 4 2 1 lter BELL 9 0a9 1
r ac k LB OXFORD ROAD 1 8 a T PH 6 a 8 S PRING PA T H K alpa na 1 5 E l S ub S t a 2 9 6 The Old a Pat h St Joseph's Malt ings Ta nk 6 1 Provedence Convent 2 3 1 8 4 3 7 The Pond 2 BM 68 .9 5m 7 8a 6 2 Ment on 6 7 8 BM 67 .2 1m 5 1 1 Catholic Church 1 2 HIGH S TRE E T 7 1 4 a S t ables OXFORD ROAD Oxford House THE HO ME S TE A D 5 Morbey Road le t Cut L ay -by RO E l 3 5 3 2 0 9 5 BE E CH A D 4 E l S ub S t a 1 S ub S t a The Cruk e 9 7 CountCour y t 2 3b 1 4 b 8 1a 1 8 9 6
1 0 SOUTHERN ROAD 5 BM 76 .7 7m 2 FB 1 1 A 41 8 The 4 3 6 Burga ge Plac e 9 8 OXF ORD Pump House ookBr FB ROAL D ay -by Rise W a rren S ilo' s Pond Pump 2 3 0 House1 6 BE E CH ROA D 1 8 BM 69 .6 8m A 41 8 1 House F IS H Hall 3 3 BM 71 .9 7m 8 0 L ay -by 1 2 1 5 BROO K 9 9a 3 F ish Hotel 2 9 1 7 8 1 6 1 0 1 1 MITCHECL OS L LE 1 5a 1 00 3 PON 9 Pond 2 0 Ponds 1 00 a 3 8 3 Ho 9 1PO A 41 8 1 Tow n Fa rm L A NE 1 DS Dra in E l S ub S t a 01 8 6 5 2 7 TCB 1 6 J UBIL E E 7 HIGH S TRE E T L ay -by F ield Presby t ory 1 3 TOWN FARM CLOSE 4 E l 9 1 4 2 Ho E lm Tr ees 2 1a 4 7 1 8 8 5 1 2 2 S ub S t a CUTT L E BRO OK 7 1 6 1 5 GA RDENS CHE S TNUT A V E NUE GDNS Gas Gov 2 1 1 9 PH 1 1 E D a nd W ard ard W nd a D E Tow n Fa rm 9 2 6 1 3 1 2a Tr ac k 2 1 2 Allocated residential site: 1 1 1 1a BROO K L A NE 3 1 Gas Gov St Joseph's E l 1 4 Und 1 4 4 1 0 5 2 1 1 Primary School St Josephs Cottage 4S 3 ub S t a Ca r Pa rk 1 .2 2m RH 2m .2 1 1 2 3 1 8 LB Post s 9 0 1 5 3 3 4 Lord William's Play gro und 3 7 Pat h um( ) 1 LB 8 S he 9 0a9 1 dy B L odges 2 3 1 0 4 7 2 1 OXFORD ROAD 3 3 2 7 lter 4 r ac k 3 4 S c ho ol LB 8 1 K alpa na T 6 St Joseph's a 6 a 1 Provedence SConvent PRING PA T H 6 2 3 1 5 E l S ub S t a 4 2 9 3 Park Meadow Cottage Ta nk 2 Pat h 2 3 5 Catholic Church 1 2 4 a 2 2 6 Ment on HAZELTON CLOSE 1 1 HAZEL AVENUE 9 5 1 L ay -by 7 4 9 2 0 1 4 Cuttle Brook Post s OXFORD ROAD 5 E l S ubRO S t a E l 3 9 7 BE E CH A D 2 3b 1 2 2 7 4 b 1 8 9 6 4 S ub S t a 1 0 SOUTHERN ROAD 2 1 1 5 31 A 41 8 OXF ORD Hall 6 9 8 2 5 BM 76 .7 7m ROA D Pump House FB 1 3 L ay -by 2 4 3 Burga ge Plac e S YC A MORE DRIV E Pump 2 LINCOLN PLACE 1 6 1 6 1 House Fig HA5: Site allocations 8 9 9a 2 9 L ay -by 1 8 1 2 A 41 8 BE E CH ROA D 3 Hall 1 7 6 1 8 1 1 MITCHECL OS L LE BM 71 .9 7m 1 5a 9 1 00 1 2 1 00 a Greena cr e 1 0 1 PO Und 9 1 A 41 8 1 Tow n Fa rm 2 0 01 HIGHFIELD CLOSE 3 8 5 9 1 1 TCB Dra in 1 6 CHE S TNUT A V E NUE Presby t ory 1 3 E l S ub SHIGH t a S TRE E T Pemberley L ay -by 3 1 TOWN FARM CLOSE 1 6 1 4 DORCHESTER PLACE J UBIL E E 2 2 The Pines 2 1a 9 1 2 5 4 E l 1 6 2 1 1 4 7 1 8 1 3 1 1 1 2 1 7 E D a nd W ard ard W nd a D E 3 3 Games Court 9 S ub S t a GA RDENS CHE S TNUT A V E NUE 5 Gas Gov 2 1 9 Nursery 1 1 1 1a 2 4 BROO K L A NE Gas Gov E l St Joseph's 7 4 1 0 The Old 2 1 Highclere Orc har d S ub S t a Primary School Und RH 2m .2 1 5 1 8 BM 4 3 LB ESS Post s 6 3 Ca r Pa rk House 1 1 Coach House 7 6. 88 m Ra mp 2 1 1 8 1 5 S he 3 3 43 dy B Lord William's 2 1 2 3 3 3 Play gro und Recr ea t ion S OUTHE RN RO A D 3 7 LB 1 lter Pat h um( ) Ground 7 1
r ac k LB 4 7 1 0 1 4 7 T Lord William's School Pond 2 7 6 a 3 9 1 S PRING PA T H 4 1 5 7 4 S c ho ol E l S ub S t a 2 9 6 Part of the southern area of Site D lies within the CuttleTa nk Pat h W est S it e 1 Leisure Centre 6 2 3 1 1 Ment on 7 3 F ootbr idge 2 2 OXFORD ROAD 1 HAZELTON CLOSE Tr ac k 1 RO HAZEL AVENUE E l 3 5 7 4 9 1 4 Post s BE E CH A D 4 S ub S t a 1 Key Considerations 2 7 2 5 1 2 1 2 Tennis Court Tr ac k FB 5 3 5 BM 76 .7 7m Hall 1 4 3 Burga ge Plac e 1 3 2 5 2 2 1 FOTHERGILL PLACE S YC A MORE DRIV E 2 7 LINCOLN PLACE 29 32 A BM 73 .2 2m BE E CH ROA D A V E NUE 1 8 1 t o 97 A 41 8 Pond 1 0 1 6 Hall BM 71 .9 7m Brook flood zone. No built2 9 development may take place in 1 2 HAWTHORN 1 2 8 1 0 1 8 9 2 0 9 Gas Governor Greena cr e 1 0 3 1 Und 8 7 HIGHFIELD CLOSE 1 Dra in E l S ub S t a 6 9 1 1 1 6 J UBIL E E CHE S TNUT A V E NUE S HA RMA N B EE R CT Pemberley 3 1 9 DORCHESTER PLACE 2 4 E l 2 4 8 The Pines 2 7 1 8 2 2 5 2 S ub S t a 7 1 6 GA RDENS CHE S TNUT A V E NUE 1 1 4 Gas Gov 1 9 1 3 3 Games Court 1 3 The Old 5 Nursery 2 4 Cr ea m er y E l 2 4 7 Und 5 2 0 The Old 1 0 2 2 4 3 2 9 Ca r Pa rk This allocation incorporates three land ownerships as this areas. S ub S t a S CRE Orc har d Tha me Par k 1 BM 1 ESS E l S ub S t a 6 3 1 5 House Coach House 1 4 3 4 Ra mp 2 3 3 1 7 6. 88 m Lord William's Br ook Play gro und 3 7 Pat h um( ) LB 1 1 2 0 3 1 0 4 7 AR Recr ea t ion 1 2 S OUTHE RN RO A D 6 2 1 Ground 2 7 7 1 1 .2 2m RH 2m .2 1 Cut t le 4 Lord William's School 3 4 S c ho ol 4 2 9 7 Pond 1 5 5 8 1 9 1 7 CE DA R CRE S C E NT CE D 1 6 6 2 3 W est S it e 4 5 Leisure Centre 2 2 HAZEL AVENUE HAZELTON CLOSE 7 3 3 9 Post s 2 0 2 2 7 4 9 1 4 1 4 0 identified in Figure HA5 above. These may be brought 1 2 2 7 5 3 2 5 5 4 1 2 Hall 2 5 Tennis Court Tr ac k 1 3 CL OS E 5 1 2 HOL L IERS S YC A MORE DRIV E Pat h ( um ) LINCOLN PLACE 2 1 1 6 2 7 9 FOTHERGILL PLACE 29 32 A BM 73 .2 2m 8 Thame Town Council owns2 9 the allotments to the north- A V E NUE 1 1 t o 97 1 2 3 1 Pond 8 1 0 1 8 9 HAWTHORN Tha me 4 8 Pat h ( um ) 1 Und Greena cr e 5 HIGHFIELD CLOSE 1 0 Gas Governor 9 1 1 8 7 Playing Field Par k CHE S TNUT A V E NUE 1 3 6 Pemberley 3 1 DORCHESTER PLACE forward independently - however, it is important that 2 S HA RMA N B EE R CT 2 FB The 2 5 5 4 8 1 6 1 rac kTr 1 4 Pines 1 3 Pump House 2 1 3 3 Games Court 3 2 5 Nursery 2 4 The Old E l 7 SubE l a S t Cr ea m er y 1 4 west of Site D. There may be an opportunity to provide a The Old 2 4 S ub S t a Orc har d LANE BM 2 0 1 0 2 2 2 9 6 3 Pond House ESS S CRE Coach House Ra mp 2 7 6. 88 m Pumping n t S E l S ub S t a 1 1 1 4 3 3 1 Br ook Recr ea t ion MORETON S OUTHE RN RO A D 5 1 Ground 7 1 2 0 1 2 2 5 6 2 development is co-ordinated. 4 AR 7 Lord William's School Pond
1 .2 2m RH 2m .2 1 9 1 Cut t le 3 3 7 Und 2 9 6 1 5 5 8 FB W est S it e CE D Leisure Centre CE DA R CRE S C E NT 1 6 1 5 1 4 5 7 3 MA PL E ROA D 1 3 9 2 0 pedestrian / cycle link to the Phoenix Trail along the eastern2 0 2 2 LB Gara ge Rycote Lane 1 1 4 0 2 5 1 2 1 1 1 1 2 Tennis Court Tr ac k 5 4 1 3 5 2 8 1
1 8 CL OS E 2 HOL L IERS 1 3 2 FOTHERGILL PLACE 2 7 Pat h ( um ) 29 32 A BM 73 .2 2m A V E NUE 4 1 1 t o 97 Pond 2 1 1 0 CRE S C E NT 9 HAWTHORN COOMBE HILL 1 1 3 1 8 3 2 2 3 1 7 1 0 4 8 Pat h ( um ) Gas Governor 8 5 8 7 The sites are bounded by Thame Park Road to the east side of the allotments. 2 5 Playing Field 2 6 4 2 4 5 S HA RMA N B EE R CT 1 3 6 8 FB 4 4 6 1 4 8 2 5 Pat h ( um ) 2 5 0 3 5 2 Pat h ( um ) Pump House 3 2 2 The Old
4 0 A RNOL D W A Y 3 Cr ea m er y K 2 4 2 4 SubE l a S t 4 3 2 1 0 1 4 2 0 01 2 2 L t wr 2 9 2 1 R S CRE LANE 1 .2 2m RH 6 7 E l S ub S t a Pond 5 5 1 4 3 1 7 6 Br ook Pumping n t S 3 3 7 8 2 0 AR 1 2 6 2 (which provides the main vehicular access), hedgerows and MORETON 5 3 1 1 .2 2m RH 2m .2 1 8 0 Cut t le 2 9 3 8 2 5 1 3 Cattle Grid 1 5 5 8 CE D 3 3 Und CE DA R CRE S C E NT FB L t1 wr 6 FB 8 6e 8 6a 4 5
ED and Ward Bdy 8 6 L t wr There is an opportunity for pedestrians and cyclists to 1 5 8 6d 7 5 1 2 5 3 9 2 0 2 2 8 6c 6 5 MA PL E ROA D 4 0 2 0 LB Rycote Lane CONDUIT HILL RISE 1 1 Gara ge 8 6b 5 4 42 1 1 Tr ac k 1 1 2 94 1 3 L t wr CL OS E 2 8 8 8 HOL L IERS L t wr Cuttle Brook to the south, the existing area of Thame to the 1 8 Tr ac k Pat h ( um ) 2 6 3 2 2 9 Football Ground9 9 9 1 0 1 Disma nt led Ra ilwa y 4 1 3 1 8 2 1 1 00 CRE S C E NT
Und 1 9 2 7 7 COOMBE HILL Pat h ( um ) 3 2 4 8 2 3 5 1 7 Dra in 8 9 S t and access the Phoenix Trail via Jane Morbey Road.BM 74 .9 6m 8 Iss ues Playing Field L t wr 1 3 6 2 5 2 2 2 6 2 5 4 2 FB 4 5 3 5 2 6 8 2 5 4 4 6 73 1 Pat h ( um ) Pump House Th 3 5 0 3 5 Pat h ( um ) L t wr north (comprising a mix of residential and employment uses) 2 2 F o
SubE l a S t 4 0 A RNOL D W A Y 3 1 4 K
2 4 4 3 2 1 6 LANE 01 L t wr L t wr Pond 2 1 1 .2 2m RH 6 7 Tr ac k 5 5 Pumping n t S 2 0 7 6 5 MORETON 3 3 7 8 3 1 2 5 8 0 3 8 3 3 Und FB 1 3 L t wr 1 5 FB 8 6e 8 6a 1
and some less well-defined fieldED and Ward Bdy boundaries to the west. Pedestrian and cycle links to the town centre and to bus 8 6 L t wr 8 6d 7 5 2 5 MA PL E ROA D 2 0 8 6c 6 5 LB Gara ge Rycote Lane 1 1 1 1 2 1 1 CONDUIT HILL RISE 8 6b 1 3 2 8 42 94 1 8 L t wr 8 8 Tr ac k 3 2 2 6 L t wr 4 1 2 9 Football Ground 2 1 CRE S C E NT Disma nt led Ra ilwa y 9 9 COOMBE HILL 1 1 0 3 2 1 00 2 3 1 7 Und stops are currently constrained by limited and/or narrow 9 2 7 7 8 9 8 S t and 2 5 L t wr 2 6 4 2 4 5 8 2 2 4 4 6 3 5 2 5 1 2 6 Pat h ( um ) 5 0 73 3 5 The land falls to the south, and this is more pronounced in Th Pat h ( um ) 2 2 3 L t wr 4 0 A RNOL D W A Y F oK
2 4 4 3 2 01 L t wr 2 1
1 .2 2m RH 1 6 6 7 L t wr pavements on Thame Park Road. New development must 5 5 Tr ac k 7 6 3 3 2 0 7 8 3 1 8 0 3 8 1 3 L t wr the south-eastern part of Site D. There is a strong linear FB 8 6e 8 6a ED and Ward Bdy 8 6 L t wr 8 6d 7 5 2 5 8 6c 6 5
CONDUIT HILL RISE 8 6b improve links to reduce reliance on private cars. 42 94 L t wr 8 8 Tr ac k 2 6 L t wr 2 9 Football Ground 9 9 1 0 Disma nt led Ra ilwa y 1 00 group of trees next to Thame ParkUnd Road, a strong belt on the 9 2 7 7 8 9 S t and L t wr
2 2
3 5 2 5 2 6
73 Th L t wr F o
1 6 southern boundary next to Greysmead Lodge and a dense There are some long views to the site, and opportunities L t wr Tr ac k 2 0 copse roughly in the centre of Site D. These are important must be taken to minimise visual impact. elements of the rich landscape character of the southern There is an opportunity to masterplan these sites part of the site. comprehensively to bring forward co-ordinated The eastern ‘half’ of the allocated area is largely screened development. from views by extensive vegetation. However, Site D’s south-western field is highly visible from the well-used footpath between Thame and Moreton.
Thame Neighbourhood Plan 62 Extent of residential Allocated residential development area site boundary Natural green space extending Phoenix Trail the Cuttle Brook Nature Reserve. Publicly accessible
Landscaped publicly accessible open space
Public open space forming focal point (indicative size and location)
Green corridor linking open spaces
Principal vehicular route (indicative location)
Pedestrian link (indicative location)
Thame Park Road
Building frontage overlooking space / street
Fig HA6: Site allocation policy requirements
HA3 Requirements ■■ incorporating and reinforcing existing landscape and biodiversity features The site is allocated for: ■■ identifying a suitable area of land in the southern open ■■ 175 dwellings on Site D within the 8.5 hectares space for new burial space on either Site D or Site C defined as the extent of the residential development area in Figure HA6 ■■ incorporating a green corridor on the western edge of the development to (i) soften views from the Thame-Moreton ■■ 13.2 hectares of publicly accessible open space on footpath; and (ii) provide a pedestrian connection Site D in the area defined in Figure HA6 between the open space to the south towards the site’s ■■ 18 dwellings on Jane Morbey Road in the 0.44 northern boundary hectare residential development area ■■ creating a positive frontage to Thame Park Road that ■■ 12 dwellings on Park Meadow Cottage in the 0.6 makes a transition from open land to the built up area of hectare residential development area. the town through a mix of buildings and landscape
A Design Brief must be produced setting out the ■■ incorporating a network of pedestrian links within the principles for development. This Brief must be open space, linking to Thame Park Road to the east and discussed and agreed with Thame Town Council within to the north-south connections a reasonable time prior to being submitted as part of ■■ linking the southern open space to Jane Morbey Road any planning application. The Brief must also include with a wide green ‘corridor; to enhance biodiversity and allocated Site C and Reserve Site C. The development create a high quality environment must be implemented in accordance with the principles set out in the Design Brief. ■■ improving cycle and pedestrian links to Thame via Thame Park Road and Jane Morbey Road The Design Brief must include the following principles: ■■ ensuring that the overall approach to built form, street ■■ retaining the southern fields as publicly accessible open layout and landscape and dwelling density minimises the space to maintain the rural character of this area. The visual impact of the development. Buildings must not landscape design of this space to provide a natural exceed 2 storeys. environment adjacent to Cuttle Brook
Neighbourhood Plan Thame 63 ❚❚HA4: The Elms - Allocation for no more than 45 residential dwellings
5 1 4 2 3
Thame Conservation Area
1 The Barn, Upper High Street 2 The Elms 3 The Poplars 4 War Memorial 5 Gallup Poll Garfield Fig HA7: Site allocation
Key Considerations
Land at The Elms is located within the centre of Thame to pedestrian / cycle link is provided from the site to the High the west of Elms Park and is adjacent to The Elms, a Grade Street. II listed building. The site lies within the Thame Conservation Surface water drainage capacity is limited within the built Area. There is currently no public access to the land. up area of Thame, and on-site sustainable urban drainage Other nearby listed buildings and structures include: features will be required. These must be designed into any layout from the outset. ■■ the early 18th Century Grade II listed barn west of The Elms House The key issue is heritage, specifically the relationship of proposed development to The Elms listed building and to the ■■ the Poplars, a Grade II listed early 18th Century house wider Thame Conservation Area. A heritage assessment ■■ the Grade II listed War Memorial has been carried out by the landowners, and this is available in the Thame Neighbourhood Plan Evidence Base. The ■■ Gallup Poll Garfield, a Grade II* listed building. landowner’s consultant team has discussed the principles The site is edged by dense trees on the western and of developing the site with English Heritage. The site’s southern boundaries, limiting views into the area from the sensitivities mean that the residential development will be surrounding streets. There are some limited views of the site restricted to the eastern and south-eastern side, although it from the east. is not possible to define the exact extent of the built area and open space prior to designs being completed and agreed. There are a number of mature trees within the site. In any event, the site will provide no more than 45 dwellings. The site lies just to the south of the High Street within walking However, it is possible to set out a policy that supports the distance of shops, community and health facilities. It is principles of residential development whilst setting clear close to bus stops in the town centre. It is important that a parameters on what is required for a successful scheme. These parameters are set out in HA4 Requirements.
Thame Neighbourhood Plan 64 HA4 Requirements ■■ ensuring that the detailed design of buildings responds positively to the characteristics of the area. Land at The Elms is allocated for: The Design and Access Statement and Heritage Statement ■■ residential development. The number of dwellings submitted with the detailed planning application must will be determined through a detailed design explain how these principles have been met. The planning proposal and in any case, will provide no more than application must also be accompanied by a conservation 45 dwellings. If fewer than 45 dwellings are provided, management plan for the entire site. A planning application the balance of Thame’s housing requirement will be for the proposed improvements to Elms Park must be provided in accordance with Policy H3 submitted at the same time, and the works carried out at the ■■ a minimum of 1 hectare of landscaped publicly same time as the development of the Elms House site. accessible open space.
The proposals must preserve and enhance the Thame Conservation Area and the setting of adjacent listed buildings and structures
Any shortfall in the allocated number of dwellings will be addressed as set out in Policy H3.
The precise number of dwellings to be accommodated on the site is to be determined through a detailed design proposal to enable full consideration of the heritage issues, public benefits and other material planning matters.
A detailed planning application must be submitted - an outline planning application will not be acceptable given the heritage issues. The scheme submitted for planning must meet the requirements of this Plan and the South Oxfordshire Core Strategy policies and – in addition to meeting the requirements of A4.9 above – must incorporate the following principles:
■■ ensuring the retention of open land and mature trees in such a way as to maintain an appropriate setting for The Elms listed house. This is to include an area of publicly accessible open space which must incorporate a north- south pedestrian/cycle link connecting Elms Road to Upper High Street
■■ designing sustainable urban drainage into the open space
■■ providing public pedestrian / cycle links from the north- south route to the adjacent Elms Park
■■ providing proposals for improving the adjacent Elms Park, informed by consultation with local people
■■ ensuring that building frontages overlook the open space within the site, the adjacent Elms Park and the key pedestrian / cycle routes through the development
■■ retaining trees around the boundary and within the site
■■ ensuring that the height and massing of buildings relates sympathetically to the height of existing buildings around the site’s boundaries. Buildings should generally be 2 - 2.5 storeys in height
Neighbourhood Plan Thame 65 15 41
39 64.05m 54
GREENWAY 12 2
50 26 31 48 62
37 27 El Sub 21 17 RUPERTWAY WEBSTER 1 Sta 2 10 9 Path (um) 2 Track The 9 CLOSE ROAD
55
44 PRIESTEND
1 HAMILTON
Tithe 8 25 Drain 2 2 7 Barn 8 2 2 Moorend 22 20 10 8 38 Ward Bdy Cottag e 27
26 10 16 MEADOW WAY MOOREND LANE 1 32 LB 2 2631
17 16 Bishops 15 LASHLAKE ROAD 12 3 1
8 7 SEDGEMOOR 57 1 WALK Palace 34 TCB 22 SIMMONS WAY 3 1 Pavilion 15 28 CAV ENDISH 2 15 2
1
12 CHALGROVE ROAD CHALGROVE 54 14 16 DRIVE 22 3 1 16 61
26 9 BM 68.66m 14 23 7 ROAD 12 2 10 2 9 12 11 8
7 65 LB 10
53 2 CHURCH 18 PENNINGTON 27 Tripps 18 1 59 4 3 1 CLARENDON 2 9a Cottag e 21 DRIVE 35 23 Rugby Football Ground Masters Court 7 21a 62 Corner ROAD 14 34 53 23a Close 36 1 9 6 70 52 68 Cottag e 49 11 2 ORMOND 72 1 51 ROAD 20 10 15 2
31 10 68 1 58 1 Lancresse 50 BELL CLOSE 41 1 37 3 2 48 29 39 60 NORTH STREET PLACE 25 1 PARLIAMENT 21 9 to 14 ROAD 56 69 80a 40 44 4 42 9 GRENVILLE WAY 31 6 43 1 9a 38 42 41 44 71 1a 39 10 ABINGDON CLOSE 8 12 15 2 15 44 5 LB 11 99 LANE 46 Weslands 43 4 2 2 28 30 The 45
46 53
22 CRO MWELL AVENUE 32 63 1 33
2 5 91 GADGE CLOSE Old Barn El Sub Sta DENBIGH 1
42 BELL OVERTON DR 24 22
28 38 11 8a 18 33 22 PH GREYHOUNDLANE New House 13 5 20 1 The OldMaltings Police Station 24 20 1 8 1 The 1 6 10 BM 68.95m 6 30 78 78a BM 67.21m BLAKE WAY HIGH STREET 7 Stables 11 10 El Sub Sta
58 20 35 60 34 21 42
36 2 El Sub Sta The Cruke 41 DRIVE 1 MARSTON 46 43 CountyCourt 1 81a HENRIETTA ROAD DUNBAR 5 Posts 56 ROAD 3 7 ❚ HA5: Lord Williams’s Lower School - Allocation for 135 79 12 38 ❚ Warren Car 10 34 30 House 9 54 BM 69.68m 12 12 13 33 ASTLEY BROO K 80 Park 11 73 13 Hotel 29 81 El Sub Sta 49 15 32 Cattle Market 53 9 83 LANE 66 17 27 Superstore Barley Hill 7 7 2 33 110 50 35 2 Cattle Pens County Primary Barley Hill ROAD 11 37 Elm Trees 32 85 15 31 16 23 PH School 30 El County Primary 13 1 26 26 13 12a 56 12 Sub Sta 23 10 31 29 School 31
10 65 El 100 1 29 14 16 CL
Sub Sta 71 St Josephs Cottage 23 El Sub 25 residential dwellings 90 11 Sta 2 23 10 4445 B 20 ONSLOW DRIVE 9 3 1 DR PELHAM ROAD Allotment Gardens 16 ROAD 90a91 DIGBY
24 14 10 4 to 7 1 Rugby Football Ground Kalpana Friday a CHARLES 2 St Joseph's 3 11 1 Provedence Convent 6 23 Court 1
Tel Ex PC VANE Catholic Church 12 Posts 22 2 9 7 1 7 1 68 6 95 Club 2 20 46 33 25 LUDLOW GLENHAM A 4129 DRIVE 74 97 4 9 21 68 21 STUART WAY 23b 96 PO 14 6 16 18 48a 21 SOUTHERN ROAD 4 Club House 10 11 69 8 1 19 Greyhound Walk 6 RD LUDLOW DR 98 19 20 6 66 2
16 48a 2 24 to 35 12 7 A 4129 5 STUART WAY PELHAM ROAD 2 31 A 4129 Allotment 99a Gardens 67 10 Rugby Football Rugby BM 76.36m 17 17 37 to 43 2 A 4129 B 4445 100 1 11 MITCHELL 15a 4 CLOSE 100a 46b 15 LUDLOW DRIVE 18 3 Ground Club Football PO 64 13 ONSLOW DR 15 101 3 to 4 44 to 54 22 33 Bank 47 House 11 1 12 6 TCB 17 Ground New Barn Farm 23 GLENHAM 13 HIGH STREET 22 23 Presbytory 23 VANE ROAD 14 49 24 59 5 21a 6a 21 12 25 7 STRAFFORD 30 1 18 104 11 1 26 Ward Bdy 105 1 WAY 1 11 Greyhound Walk 20 2 2 14 BROO K LANE 106 13 Burgage Ho use KING'S CLOSE LANGDALE ROAD El Sub Sta St Joseph's LEE COURT 15 50 26 4 10 19 27 16 21 Pp Ho 28 21 48a 25 14 Primary School 107 50 33 1 ROAD 18 1 LB PH 51 Posts 6 11 10 14 7 38 KINGSEY ROAD 12a 5 8 Shelter TCB 109 53 17 41 15 Whites Farm 5b 12 4 11 110 11 10 23 5a 13 Town 111 5453a 30 48 1 6a El SubSta 10 54 20 Whites SPRING PATH 15 Hall NORTH STREET 2 GOFFE 41 29 19 17 Farm 112 Little Bulingdon House 46 1 2 VANE 16 1 26 21 6 3 Menton 2 33
Shelter MOAT'S CRES 14 40 CLOSE 31 57 5 1 El 3 ROAD 5 57 23 1 4 44a 34 Sub Sta 21 12 7 1 1 113 5b Pp 29 42 31 1 3 20 6 44 Ho 35 2 3 59 14 22 12 WELDO N WAY 46 Burgage Place 20a Playgro und 24 25 41 A 4129 A 4129 1a 7 2 40 2a 28 19 BUTTER 49 31 Hall BM 71.97m GROVE The Shambles 18 61 21 16 10 1 Bank MARKET 11 17 LUDSDEN 12 WELLINGTON STR EET 39 40 7 3 22 3 61a 6 14 71 Drain WAY El Sub Sta 63 20 22 CLOSE MONTROSE 40 B 4012 16 7 50 16 37 21 Lane 15 38 77 7 9 PH 2 59 69 5 CO RNMARKET 14 1 KING'S 36 5 10 48 18 52 30 7 1 79 Pump 12a 1 12 20 2 11 19 21a 27 3 41 49 SWAN WALK 1 to 8 9 12 6 Playford Ct 60 PH 4 21 25 15 18 PH 30 33 33 Burnards Court 5 39 3 to 4 45 43 6 Car Park 33a 43 50 21 11 19 45 6 39 15 29 Drain 34 13 51 Montesso n 2 Belmont Mews Playgro und 37 10 43 Path (um) LB 16 48 8 39 19 47 Square 38 WENTWORTHROAD TICHBORNE 17 CHURCHILL CRESCENT 20 4 27 B 4012 15 46 27 2 60 36 35 62 1 to 2 B 4445 Swan 3 7 Hotel 37 14 9 3 31 91 8 5 41 89 2 22 Pc's 11 18 HAZELTON CLOSE 15 12 35 12 10 4 1 28 49 14 El 22 11 El Sub Sta B 4445 Market House 45 Sub 48 12 50 CLOSE Bank 11 BM 73.33 17 8 28 BM 73.80m Sta 27 FANSHAWE 53 47 10 Hall 13a 13 44 Ward Bdy 13 46 51 58 1 m 46 1 15 2 B 4012 LINCOLN PLACE 10 Bank Car Park PUTMAN 43a Club LB 14 El 87 12 8 11 13 12 43 6 BM 73.05m Sub 14 9 12 10 9 16a 59 30 Sta 1 PH FAIRFAXCLOSE 15 38 2 78 LB 15 3 76 11 1 to 5 80 ROAD Black Horse Hotel Head Old Nags 5 2 The Spread Eagle Hotel 61 82 BRETT 1a DORCHESTER PLACE 1 2 16 16 7 HAZEL CO URT 20 6 16 25 15 14 ST ANDREWS 1 11 2 12 9 UPPER HIGH STREET KINGSEY ROAD 77 RIG 24 5 CHURCHILL CRESCENT 13 1 10 21 17 38 7 11 19 1 LB Pump House 15 18 DRIVE The Old 6 18 73 1 28 3 68 100 Drain 1 19 73a 2 CLOSE 63 75 Coach House 20 3437 23 1 11 35 WELLINGTON STR EET 3 21 3a 36 12 CR Recreation 41 33 45 SOUTHERN RO AD 1 6 Ground 71 37 21 19 LB 41 3 80 3 17 87 Pond 39 33 76 1 7 ORCHARD 23 6 88 6 El 5 86 El Sub Sta 43 TCB 63 2 84 37 33 32 73 2 34 BM 73.62m Sub Sta Fire 35 32 CLOSE 45 31 Goodsons Industrial Mews 18 Meadowcroft ROOKS LANE Sta 80 25 102 Hillside 44 Church GP 27 30
22 33 2 33 30a 5 51 89 20 Ridgeway 40 27a 82 2 16 1 114 99 29 Playing Field FOTHERGILL PLACE Eagle 53 Hall 29 BM 73.22m 4 27 68 1 to 97 Cottag e 11 Garage 28 3 22 36 ACR ES 76 Gas Governor 4 101 87 STREET 27a PH Ward Bdy SEVEN 5 111 1 Fountain BM 74.18m30 SHARMA N BEER CT 27 Whitehound 3a 34 48 6 95 29 2 16a 23 93 55 to 77 15 The Old 23 NELSON 15a 17 24 Creamery 32 Youth 10 War Memorial 1 Gas Alley Centre 22 8 10 (Path) 16 32 12 15 15 TOWERSEY ROAD 11 BM 74.93m El Sub Sta 16 14 14 Hilltop EAST STREET 26 75 20 EAST STREET 8 12 62 12a Cross Keys Adult 5
60 Health PARK STREEET El Sub Sta Educatio n 31 1PH 9 LB 70 68 Hall 55 42 41 Centre 16 22 WYKEHAM PARK 11 64 1 Centre ROAD 45 93 67 54 GRIFFIN 39 52 43 KING'S Liby ROAD 40 3 62 2 74 8 6 BM 76.91m 76 El 88 9 5 B 4445 CLOSE 78 Sub Sta 5 HOLLIERS 2 10 2 80 8 17 PW 12 1 1 9 82 87 15 1 58 53 1 2 to 7 31 Victoria 14 51 BM 74.65m Path (um) Hospital 5 18 1 1 to 4 B 4445 83 Park Court 2 37 8 Pearce Court 21 7 El Sub Sta 25 THAME 80 9 ROAD 9 to 12 48 11 67 WHITTLE Holly Bank QUEEN'S El Sub Sta 79 40 14 22 PO
22
LANE BM 72.26m 62a 23 17 to 20 5 Pumping Stn 38 25 8 78 46
MORETON ROAD 25 BM WHITTLE RD 27 33 74.15m LB 62b 77 29 11 1 65 18 31 1 ELMS ROAD 32 44 29 to 52 12 20 TOWERSEY ROAD LB 16 11 76 20 19 27 2 11 28 10 13 10 Orchard Bungalow Bowling Green 32 1 St Marys Pearce 41 Court Cottag e 16 CRESCENT 39 COOMBE HILL 1 Recreation 1 59 2 23 17 7 BM 76.60m Ground Club House ROAD 55 57 Pond 8 1 42 Lord Williams's School 2 RIA ROAD MEAD ROAD HUNT 25 to 28 45 25 CRO FT Lower School El 2 1 VICTO 16 35 30 (East) 1 20 Sub Sta SubEl Sta 29 30 3 Recreation Ground PARK STREET 30 BANNISTER ARNOLD WAY Kingdom 12 Cotmore Wells 7 2 Hall 46 CHILTERN GROVE 11 43 10 Cresswell 21 Ltwr 22 1 ROAD 10 24 24 19 45 13 Tennis Courts 48 14 1 Tennis Courts 55 The Bungalow CHESHIRE 33 21 to CRO FT CLOSE 31 31 12 38 49 21B BM 74.54m 13 69 24 WINDMILL ROAD 2 Ltwr CHESHIRE 21A 50 2 Ltwr 41 TOWERSEY DRIVE 25 LB 6 ROAD 65 21D 1 21C 22 40 5 26 CONDUIT HILL RISE 20b 13 28 19 68d 24 68c 10 49 20a Ltwr 18 1 1 68 26 Ltwr 68a 13 to 17 29 22 Football Ground 25 11 10 67 51 77 20 32 BROA DWATER S AVENUE 1 4 43 Stand 52 27
Ltwr und Playgro 3 to 11 53 22 42 64 HORSESHOES PL 35 25 26 2b 102 34 Playgro und 7 1 Garage 1 37 6 8 Thame United 2a 39 63 22 B 4445 1 Horton Close 26 PICKENFIELD Ltwr Football Club 52 1 Croft 24 Court 105 El Sub Sta 50 LB 60 19 7 15 2 96 28 20 16 Ltwr 1 to 8 16 Track Playgro und 20 6 6 42 31 57 TCB 10 BM 72.96m 43 54 11 92 95 10 29 94 99 1 HORTON AVENUE 97
8 15 88 Club 90 93 7 1 21 25 2 45 6 18 Track HAMPDEN AVENUE BM 76.25m 3 CO TMO RE CLO SE 2 Corporation Yard 81 4 25 85 47 PH 2 22 27 86 83 40 17 26 6 4 to 4b 4a 6 28 John Hampden 4d 6 80 12 4c 33 PARK TERRACE 1 78 57 34 37 15 29 Primary School 76 60 12 72 PICKENFIELD 8 32 39 70 29 48 to 68 66 The Pho enix Trail (Cycleway) 13 34 64 2 17 BM 75.93m 51 43 11 PICKENFIELD 16 61 50 48 57 16 5 11 11a 55 27 71 Pump House
41 a 6 MP 6 42 6 LB 109 CO TMO RE GARDENS 43 47 27 26 d 49 50 2 81 109 52 53 1 36 LB 28 VAN DIEMAN'S RO AD 9 91 El Sub Sta El Sub Sta El Sub Sta 117 1 62 60
101 8 ESSEX ROAD CLOSE 36 VAN ROAD 7 CO TMO RE DIEMAN'S 60 115 Depot 8 111 16 109e 10 9
25 26 Track NEWBARN CLOSE 46 119 11 BM 76.66m
4 5 3
2 1 CHOWNS CLOSE
13 CHINNOR ROAD 127 Allotment Gardens 70 El Sub Sta 56 69
14 62 137 Police STATION YARD 68 11 Houses GARDENS 46 B3 15 36 34 139 CO TMO RE
72 48 C1 BM 78.79m C2 74 68 Depot 147 4 8 44 32 1 38 46 C10 80 45 YOUENS DRIVE D1 2 D4 Meadow Brook Grasmere 21 80 79 Pp Ho House 26 15 Essex House 1 27 4 Cotmore Wells Farm 53 29 (Ho tel) El Bridg e Windrush Sub Sta 11 Terrace Cotmore Field
1 9 Drain 9 10 55 9 THAMEPARK ROAD 7 Ridgeway 1 1 Field 2 6 16 12 2 96 65 13 3 Cottag e 14
98 BLACKMORE CLOSE 9
104 Facto ry Pond El SubSta 10 5 3 5 17 110 69 1 14 4
71 1a
1 Thame Park Business Centre Facto ry
Works 1 JANE MORBEY RO AD
18 El Ess Sub Sta 8 30 15 LIMMINGS LANE 50 20 32 52 34 28 Warehouse 5 36 Warehouse 26 14 Works 22 4 to 8 5 8 24 18
11 3 20 12 9 8 23 PEA 7 16 14 21 El 2 Sub Track Garden City Y DRIVE 10 ON WAY 5 RCE WAY 6 Sta 1 6 Works Warehouse 19 LACE The Bungalow 12 31 Playgro und Cycle Path JEFFERS 35 33 B 4012 A B F 11 3 3 Works G Tank 4 10b El Sub Sta LUPTONROAD 2 Works 1 Works Works 10a 17 Fig HA8: Site allocation 3 BM 77.88m 8b
8a 4 2 Facto ry 1 PEARCE WAY WALKER DRIVE 3 6 DORMER ROAD Facto ry B 4012 Facto ry 4 O M Warehouse L B 4012 B 4445 12 9 Facto ry 1 2
2 7 6 B 4445 B 4012 3 PEARCE WAY Facto ry Works Facto ry 1 K 15 B 4012 Facto ry Mast Garden HOWLAND ROAD Facto ry City B 4012 WB 11 Facto ry SubEl P Sta Warehouse WALKERS DR JEFFERSON WAY 5 Tank Depot 20 1 L Col LUPTONROAD LB
El Sub Sta Facto ry WB 24 Key Considerations A Park WENMAN ROAD Warehouse Warehouse HOWLAND ROAD Meadow Facto ry DORMER ROAD Cottag e Facto ry Kille House BANDET WAY Works
Facto ry Works L Col
Samuel B House Warehouse Facto ry Park Meadow Farm Lord Williams’s Lower School is located in the eastern area CHINNOR ROADThere is a shortage of public open space within Thame Facto ry Works C Cattle Grid Worcester Cottag e Tank
El Sub Sta of Thame. It comprises two areas: generally, and specifically in the easternEl Sub Sta ‘half’ of the town. Oakf ield
Pond There is an opportunity to bring open space that is currently
ROAD Pond Park Meadow ■■ B 4445 THAME PARK The northern site is an open area of playing fields. Farm
not availableB 4445 to the public into general use through the Residential dwellings back onto the eastern and northern
Drain development of the site. boundaries. The Meadowcroft care home is located to the west. A strong hedgerow forms the southern There is potential to reuse some of the school’s existing boundary to Towersey Road. buildings as community facilities for Thame as a whole. This is subject to the decision on a community facility set out in ■■ The southern site comprises a range of educational Policy CLW1. buildings and playing fields to the south. Dwellings back onto its eastern and southern boundaries. Access is Surface water drainage capacity is limited within the built provided from Towersey Road to the north and a minor up area of Thame, and on-site sustainable urban drainage access way from Queen’s Road to the west. There is features will be required. These must be designed into any potential for pedestrian / cycle access along the private layout from the outset. road adjacent to Thame Tennis Club. A net density of 25 dwellings per hectare has been assumed The Lord Williams’s Upper School is located on a separate for the site. This provides the opportunity for a form of site to the west of Thame. The school is developing a development that reflects local characteristics. Such a net strategy to consolidate the school on the Upper School density complies with South Oxfordshire District Council campus, and to partly fund this through the sale of the Lower policy requiring a minimum net density of 25 dph. School Site for residential.
Thame Neighbourhood Plan 66 Community facilities Allocated residential
site boundary B4012 Extent of residential development area Kingsey Road Landscaped public open space
Queen’s Road Public open space forming focal
Towersey Road point (indicative size and location)
Principal vehicular route (indicative location)
Pedestrian link (indicative location)
Building frontage overlooking space / street
Towersey Drive
Cotmore Close
Chinnor Road
Fig HA9: Site allocation policy requirements Fig HA10: Alternative policy requirements
HA5 Requirements ■■ designing the public open space as a welcoming public park, overlooked by building frontages and sensitively Lord Williams’s Lower School is allocated for: screened from adjacent back gardens ■■ 135 residential dwellings within the 5.4 hectares ■■ designing sustainable urban drainage into the open defined as the extent of the residential development space area in Figure HA9 or HA9 and HA10 ■■ setting out a clear strategy for playing pitches. This may ■■ 1.9 hectares of public open space in the area defined include partial retention on site and additional provision in Figures HA9 or HA10 elsewhere ■■ connecting the development into the wider street ■■ community facilities in the 0.67 hectare area defined network through pedestrian and cycle links. Allow for a in Figure HA9. link to Chiltern Grove, even if access cannot be secured This Plan allows for a flexible approach to the northern immediately part of the site. The residential development area may ■■ incorporating a green space as a focal point to southern be as defined in Figure HA9 or HA10, and this should be area determined through detailed design and consultation ■■ protecting the outlook and privacy of residents by with local people. providing sufficient distance and landscaping between A Design Brief must be produced setting out the new and existing properties. Where appropriate, the principles for development. This Brief must be gardens of new dwellings should back on to those of discussed and agreed with Thame Town Council within existing properties, with the objective of maintaining a reasonable time prior to being submitted as part of privacy and outlook any planning application. The development must be ■■ ensuring that the height and massing of buildings and implemented in accordance with the principles set out dwelling density relates sympathetically to the height of in the Design Brief. existing buildings around the site’s boundaries. Buildings The Design Brief must include the following principles: should not exceed 2 storeys.
Neighbourhood Plan Thame 67 ❚❚HA6: Reserve Site F - Allocation for 78 residential dwellings
Dra in
SR
Co C onst B dy Sleepy Hollow
Co Const Bdy River Thame
Pond
4 7
E l S ub S t a
SR
ham e T 4 1 iv er BM R 6 4. 97 m 3 5
3 1
Tha me
Br idg e 2 9
5 2
1 2
Y A
Riv er
S E L
B
UR Tha me
Y
R
OA W a rehous e D
Dra in
J a smin Cot t ag e
ra k ac Tr SR Old Vicarage
Sleepy Hollow Lashlake House Co C onst B dy The Prebendal
W ell Churc hview House
Co Const Bdy River Thame
u e rook B le t Cut Cha pel
d r Bdy B ard W nd a D E Ta nks
Pond S t Ma ry 's 1 .2 2m RH 2m .2 1 BM 68 .7 8m Dra in Churc h
4 7
BM 6 7. 82 m
Tr ac k
E l S ub S t a
Cricket Ground
Pat h ( um ) The PRIE S TE ND Tit he Ba rn SR
W a rd Bdy ham e Dra in T 4 1 iv er BM R 1 6 6 4. 97 m 3 5
8 Pav ilion 1 5 5 4
BM 68 .6 6m ROAD
3 1 BM 1 4 5 3 CHURCH 6 9. 14 m E l Tha me 1 3 1 5 9 4 3
2 9 a S ub Mast ers C our t Br idg e 6 2 Cor ner 2 9 S t a Clos e 5 2 6 8 1 Cot t ag e 9 1 0 5 2 6 8 Rycote House Midwa ys L anc resse 5 0 BE L L CL OS E 4 8
6 9 8 0a 1 2
2 1 Y A 1 a 4 4 7 1 Riv er LB S E L 5 LANE W eslands 4 3 The
B
UR Old Ba rn Tha me GADGE CLOSE 4 2 BELL Y
R PH 8 a
OA
The Old Malt ings
1 8 W a rehous e 1 D 3 7 The BM 68 .9 5m 7 8a 7 8 BM 67 .2 1m 6 HIGH S TRE E T 7 S t ables Oxford House THE HO ME S TE A D u le t Cut 3 5 1 The Cruk e CountCour y t 8 1a J a smin
5 The Cot t ag e
rookBr Rise W a rren S ilo' s Pond k ac Tr 3 0 House 3 3 BM 69 .6 8m F IS H 1 5 BROO K 8 0 Old Vicarage F ish Hotel 2 9 8 1 3 PON Ponds Ho 9 8 3 Lashlake House L A NE The Prebendal DS 2 7 7 F ield W ell Churc hview Ho 4 E lm Tr ees House CUTT L E BRO OK 8 5 1 5 GDNS 1 6 2 PH Tow n Fa rm 2 6 1 3 1 2a Tr ac k 3 1 1 2 E l 1 4 1 4 rook B le t Cut Cha pel St Josephs Cottage S ub S t a 2 3 9 0
d r Bdy B ard W nd a D E
1 9 1 Ta nks OXFORD ROAD 9 0a 8 K alpa na 6 a S t Ma ry 's 1 .2 2m RH 2m .2 1 St Joseph's BM 68 .7 8m 4 Provedence Convent 6 2 3 Dra in 2 Churc h Catholic Church 1 5 4 a 1 2 L ay -by 2 0 9 5 E l S ub S t a 9 7 4 b 2 3b 1 8 9 6 BM 1 0 SOUTHERN ROAD 2 1 1 A 41 8 6 7. 82 m OXF ORD 6 9 8 ROAL D ay -by Pump House
Tr ac k Pump 2 1 6 1 House L ay -by 9 9a 3 1 7 6 1 1 MITCHECL OS L LE 1 5a 1 00 1 00 a 1PO A 41 8 1 Tow n Fa rm 01 8 5 TCB Presby t ory 1 3 HIGH S TRE E T Cricket Ground TOWN FARM CLOSE L ay -by 1 4 2 1a 1 2 1 1 1 d r Bdy B ard W nd a D E 9 2 1 1 1 1a BROO K L A NE Gas Gov St Joseph's 4 1 0 Primary School 2 1 1 .2 2m RH 2m .2 1 Pat h ( um ) 1 8 LB Post s The 8 S he PRIE S TE ND Tit he 2 3 2 1 3 3 lter Ba rn r ac k LB 1
T 6 a
S PRING PA T H 1 5 W a rd Bdy E l S ub S t a 2 9 Ta nk Pat h Dra in 6 1 1 Ment on 1 OXFORD ROAD 5 RO E l 3 1 6 BE E CH A D 4 S ub S t a 1 8 Pav ilion BM 76 .7 7m FB 4 3 Burga ge Plac e 1 5 5 4
A 41 8 BE E CH ROA D 1 8 Hall BM 71 .9 7m 1 2 BM 68 .6 6m 1 0 ROAD 2 0 9 3 BM 1 4 5 3 CHURCH Dra in 1 6 E l S ub S t a 6 9. 14 m 1 6 E l 1 3 J UBIL E E 1 3 5 9 4
2 9 a 4 E l 9 2 S ub Mast ers C our t 7 1 8 Cor ner 2 S ub S t a 7 6 2 GA RDENS CHE S TNUT A V E NUE S t a Clos e Gas Gov 1 9 5 2 6 8 1 Cot t ag e 9 1 0 L anc resse 6 8 Und 5 Rycote House Midwa ys 5 0 BE L L CL OS E 4 3 Ca r Pa rk 1 1 4 8 1 5 3 3 4 6 9 8 0a Lord William's Play gro und 3 7 Pat h um( ) LB 1 0 4 7 2 1 2 7 4 4 4 1 a 3 4 S c ho ol LB 7 1 5 1 LANE W eslands 4 3 The 2 3 2 2 Old Ba rn HAZEL AVENUE HAZELTON CLOSE GADGE CLOSE 4 2 BELL Post s 7 4 9 1 4 PH 8 a 1 2 2 7 The Old Malt ings 5 3 1 1 8 3 7 The Hall BM 68 .9 5m 7 8a 7 8 BM 67 .2 1m 6 1 3 7 2 5 HIGH S TRE E T S t ables 2 Oxford House THE HO ME S TE A D S YC A MORE DRIV E LINCOLN PLACE u le t Cut 3 5 1 6 1 2 8 1 The Cruk e 2 9 CountCour y t 8 1a 1 8 9
5 1 Und Greena cr e The HIGHFIELD CLOSE ookBr 9 1 1 Rise W a rren 3 0 S ilo' s CHE S TNUT A V E NUE Pond BM 69 .6 8m House Pemberley 3 1 DORCHESTER PLACE 3 3 8 0 2 2 F IS H 1 5 BROO K The Pines Hotel 8 1 5 F ish 2 9 1 6 1 1 4 3 PON 1 Ponds 3 3 Games Court 1 3 Ho 9 8 3 5 L A NE Nursery 2 4 DS 2 7 E l 7 7 The Old F ield Orc har d S ub S t a Ho BM 4 E lm Tr ees ESS 6 3 CUTT L E BRO OK 8 5 1 5 House Coach House GDNS 1 6 7 6. 88 m Ra mp 2 PH 1 1 2 2 6 1 2a Tow n Fa rm 3 1 3 Tr ac k 1 2 Recr ea t ion S OUTHE RN RO A D 3 1 1 Ground 7 1 E l 1 4 Lord William's School 4 7 Pond 1 4
9 1 7 S ub S t a 6 St Josephs Cottage 2 3 W est S it e 9 0 Leisure Centre 7 3 1 1 9 0a9 1 1 OXFORD ROAD 8 K alpa na 6 St Joseph's a Provedence Convent 6 2 3 2 5 1 2 4 2 Tennis Court Tr ac k Allocated residential reserve site5 5 Catholic Church 1 2 1 4 a ORN 2 9 5 E NUE 1 L ay -by 2 0 2 7 FOTHERGILL PLACE 29 32 A BM 73 .2 2m E l S ub S t a 9 7 AV 1 t o 97 2 3b Pond 1 0 4 b 1 8 9 6 1 0 SOUTHERN ROAD HAWTH 2 1 1 A 41 8 9 8 Gas Governor OXF ORD 6 1 0 ROAL D ay -by Pump House 8 7 Pump 2 1 6 1 House S HA RMA N B EE R CT L ay -by 9 9a 3 1 7 4 8 6 1 1 MITCHECL OS L LE 1 5a 1 00 2 1 00 a Fig HA11: Site allocation 2 PO 1 A 41 8 1 Tow n Fa rm 01 The Old 8 5 TCB Cr ea m er y Presby t ory 1 3 HIGH S TRE E T TOWN FARM CLOSE 2 4 L ay -by 1 4 2 0 1 0 2 2 2 1a 2 9 1 2 R S CRE E l S ub S t a 1 1 1 E D a nd W ard ard W nd a D E 1 4 9 3 1 2 Br ook 1 1 1 1a BROO K L A NE Gas Gov 2 0 St Joseph's AR 1 2 6 2 4 1 0 2 1 1 .2 2m RH 2m .2 1 2 9 Cut t le Primary School
1 .2 2m RH 2m .2 1 1 5 5 8 Post s 1 8 LB CE DA R CRE S C E NT CE D 1 6 4 5 8 S he
dy B 2 3 3 9 2 1 3 3 lter 2 0 2 2 r ac k LB 1
T 6 a 4 0 S PRING PA T H 1 5 E l S ub S t a 2 9 Ta nk Pat h 5 4 6 CL OS E 1 1 Ment on 1 HOL L IERS OXFORD ROAD 5 Pat h ( um ) RO E l 3 Key Considerations BE E CH A D 9 4 1 S ub S t a 1 8 3 1 4 8 Pat h ( um ) BM 76 .7 7m FB 5 4 3 Burga ge Plac e Playing Field A 41 8 1 3 6 BE E CH ROA D 1 8 Hall FB BM 71 .9 7m 2 5 1 2 1 0 Pump House 2 0 9 3 3 Dra in 1 6 E l S ub S t a
SubE l a S t 1 6 J UBIL E E 1 4 4 E l 9 LANE 2 7 1 8 Pond 2 S ub S t a 7 GA RDENS CHE S TNUT A V E NUE Gas Gov Pumping n t S 1 9
As set out in HA1 above, Site F is located to the west of5 Visual sensitivity is a key consideration. This is particularlyMORETON 2 5 Und 5 3 3 1 4 3 Ca r Pa rk Und FB 1 1 5 3 3 4 Lord William's 1 Play gro und 3 7 1 5 Pat h um( ) LB 1 0 4 7 MA PL E ROA D 2 0 2 7 3 4 S c ho ol LB 4 Gara ge Rycote Lane 1 1 1 1 1 1 1 2 3 2 1 3 2 2 2 8 HAZELTON CLOSE Thame, and is adjacent to the Thame Conservation Area.1 8 the case for development within the area defined by the 75m HAZEL AVENUE Post s 3 2 7 4 9 1 4
4 1 1 2 2 1 2 7 CRE S C E NT COOMBE HILL 1 5 3 3 2 2 3 1 7 Hall 2 5 1 3
8 2 S YC A MORE DRIV E LINCOLN PLACE 2 5 1 6 2 6 4 2 4 5 1 2 8 2 9 8 4 4 6 1 1 8 9 Pat h ( um ) Greena cr e 5 0 3 5 1 Und Pat h ( um ) 2 2 HIGHFIELD CLOSE The Oxford Road is immediately to the south, and forms contour in the south west of the site. South Oxfordshire 9 1 1 4 0 A RNOL D W A Y 3 K CHE S TNUT A V E NUE Pemberley 3 1 DORCHESTER PLACE 2 4 2 2 The Pines 4 3 2 01 L t wr 5 2 1 1 6 1 1 4 1 .2 2m RH 6 7 3 3 5 5 Games Court 1 3 1 7 6 5 Nursery 3 3 2 4 7 8 E l 7 3 1 8 0 The Old Orc har d 3 8 S ub S t a 1 3 BM 6 3 House ESS L t wr Coach House Ra mp 2 8 6a 7 6. 88 m FB 8 6e 1 1 ED and Ward Bdy 8 6 L t wr 3 one of the main approaches to Thame with attractive views District Council’s landscape assessment recommends 2 5 no 8 6d 7 5 Recr ea t ion S OUTHE RN RO A D 1 Ground 7 1 8 6c Lord William's School 6 5 4 7 Pond
9 1 7 6 CONDUIT HILL RISE 8 6b W est S it e 42 Leisure Centre 7 3 94 L t wr 8 8 L t wr Tr ac k 2 6 1 2 9 Football Ground Disma nt led Ra ilwa y 9 9 1 0 1 00 2 5 1 2 Und 9 2 7 7 Tennis Court Tr ac k 5 towards the listed St Mary’s Church. The northern and built development in this area. However - as set out in the 1 2 8 9 S t and 1 L t wr 2 7 FOTHERGILL PLACE 29 32 A BM 73 .2 2m 2 2 A V E NUE 1 t o 97 2 5 Pond 1 0 3 5 2 6 HAWTHORN 73
1 0 Th Gas Governor 8 7 L t wr F o S HA RMA N B EE R CT 1 6 4 8 L t wr 2 western edges of the area are well defined by the ring road Evidence Base Summary - visual sensitivityTr ac k does not mean 2 2 0 The Old Cr ea m er y 2 4 2 0 1 0 2 2 2 9 R S CRE E l S ub S t a 1 4 3 1 Br ook 2 0 AR 1 2 6 2 1 .2 2m RH 2m .2 1 2 9 Cut t le 1 5 5 8 CE DA R CRE S C E NT CE D 1 6 (the A418), which cuts through the landscape of agricultural that development should not take place. There is a need, 4 5 3 9 2 0 2 2 4 0
5 4 HOLCL L IERS OS E Pat h ( um ) 9 1 3 1 fields. for example, to balance pedestrian access to bus 8 stops Pat h ( um ) 4 8 5 Playing Field 1 3 6 FB 2 5 Pump House 3
SubE l a S t 1 4 and the town centre with visual sensitivity. From a transport LANE Pond
Pumping n t S
5 MORETON
2 5
3 3 Site F can be divided into two parts:Und the eastern side which FB 1 5 1 MA PL E ROA D 2 0 LB Gara ge Rycote Lane 1 1 perspective, it makes sense to locate development as close 1 1 1 1 2 1 3 2 8
1 8 3 2
4 1 2 1 CRE S C E NT is defined by fields enclosed by hedgerows and trees, and COOMBE HILL 1 3 2 2 3 1 7
8 2 5 2 6 4 2 4 5 8 to Oxford Road as possible. However, the scheme must be 4 4 6 1 Pat h ( um ) 5 0 3 5 Pat h ( um ) 2 2
4 0 A RNOL D W A Y 3 K
2 4 4 3 2 the western side which comprises large, open fields with 01 L t wr 2 1
1 .2 2m RH 6 7 5 5 7 6 3 3 7 8 3 1 8 0 3 8 carefully designed to minimise visual impact. 1 3 L t wr FB 8 6e 8 6a
ED and Ward Bdy 8 6 L t wr 8 6d 7 5 2 5 limited landscape. Reserve Site F is located in the western 8 6c 6 5
CONDUIT HILL RISE 8 6b 42 94 L t wr 8 8 Tr ac k 2 6 L t wr 2 9 Football Ground 9 9 1 0 Disma nt led Ra ilwa y 1 00
Und 9 2 7 7 8 9 S t and L t wr part of the site. Site F is highly visible from the Thames 2 2 3 5 2 5 2 6
73 Th L t wr F o
1 6 L t wr Tr ac k Valley Way footpath to the north, the Conservation Area and 2 0 sequential views along the Oxford Road. There are long distance views to the site from the wider area.
Thame Neighbourhood Plan 68 Extent of residential Allocated residential development area site boundary Landscaped publicly accessible open space
Principal vehicular route (indicative location)
Pedestrian link (indicative location)
Building frontage overlooking space / street
A418
Oxford Road
Fig HA12: Site allocation policy requirements
HA6 Requirements
Reserve Site F is allocated for: adjacent Castle Trust land and Reserve Site F with native species, so reinstating a landscape harmed by the ring ■■ 78 residential dwellings within the 3.9 hectares road. The landscape design of the green space within defined as the extent of the residential development the site must avoid following (and so reinforcing) the area in Figure HA12 alignment of the ring road ■■ 0.54 hectares of landscaped publicly accessible ■■ linking the green space to Site F both with landscape and open space in the area defined in Figure HA12. with a pedestrian route that connects to routes within As set out in HA1 above, prior to the submission of Site F any planning application, a Design Brief must be ■■ ensuring that the overall approach to built form, street produced setting out the principles for development. layout and landscape and dwelling density minimises the This Brief must be discussed and agreed with Thame visual impact of the development, particularly within the Town Council within a reasonable time prior to being 75m contour. Buildings must not exceed 2 storeys submitted as part of any planning application. The Brief must include Site F, Reserve Site F as well as the two ■■ designing the southern part of the residential area to be school sites. The development must be implemented sensitive to the character of the Oxford Road whilst also in accordance with the principles set out in the Design providing overlooking of the street Brief. ■■ reducing the density of dwellings on the edges of the The Design Brief must include the following principles: residential area to help create a gradual transition from built area to green space. ■■ providing publicly accessible green space on the northern and western parts of the site next to the ring road. This green space to be designed to dilute the geometry of the ring road by developing a landscape approach that reinforces historic field boundaries on
Neighbourhood Plan Thame 69 ❚❚HA7: Reserve Site C - Allocation for 57 residential dwellings
Dra in
SR
Co C onst B dy Sleepy Hollow
Co Const Bdy River Thame
Pond
4 7
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rookBr Rise W a rren S ilo' s Pond 3 0 House 3 3 BM 69 .6 8m F IS H 1 5 BROO K 8 0 F ish Hotel 2 9 8 1 3 PON Ponds Ho 9 8 3 L A NE DS 2 7 7 F ield Ho 4 E lm Tr ees CUTT L E BRO OK 8 5 1 5 GDNS 1 6 2 PH Tow n Fa rm 2 6 1 3 1 2a Tr ac k 3 1 1 2 1 4 E l 1 4 St Josephs Cottage S ub S t a 2 3 9 0
1 9 1 1 OXFORD ROAD 9 0a 8 K alpa na 6 St Joseph's a 4 Provedence Convent 6 2 3 Allocated residential reserve site 2 5 4 a Catholic Church 1 2 L ay -by 2 0 9 5 E l S ub S t a 9 7 4 b 2 3b 1 8 9 6 1 0 SOUTHERN ROAD 2 1 1 A 41 8 OXF ORD 6 9 8 ROAL D ay -by Pump House Pump 2 1 6 1 House L ay -by 9 9a 3 1 7 6 1 1 MITCHECL OS L LE 1 5a 1 00 1 00 a 1PO Fig HA13: Site allocation A 41 8 1 Tow n Fa rm 01 8 5 TCB Presby t ory 1 3 HIGH S TRE E T TOWN FARM CLOSE L ay -by 1 4 2 1a 1 2 1 1 1 E D a nd W ard ard W nd a D E 9 2 1 1 1 1a BROO K L A NE Gas Gov St Joseph's 4 1 0 Primary School 2 1 1 .2 2m RH 2m .2 1 Post s 1 8 LB
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A 41 8 BE E CH ROA D 1 8 Hall BM 71 .9 7m 1 2 1 0 2 0 9 3 Dra in 1 6 E l S ub S t a 1 6
J UBIL E E 4 E l 9 2 7 1 8 2 S ub S t a 7 GA RDENS CHE S TNUT A V E NUE As set out in HA2 above, Site C is located to the south of Gas Gov 1 9 Und 5 4 3 Ca r Pa rk 1 1 1 5 3 3 4 Lord William's Play gro und 3 7 Pat h um( ) LB 1 0 4 7 2 7 3 4 S c ho ol 4 1 2 3 2 2 Thame. The northern edge of Reserve Site C is formed by HAZEL AVENUE HAZELTON CLOSE Post s 7 4 9 1 4
2 7 1 2 5 3 Hall 2 5 1 3 2 S YC A MORE DRIV E LINCOLN PLACE 1 6 2 9 1 2 8 1 8 9 1 Und Greena cr e HIGHFIELD CLOSE Wenman Road, which is fronted by visually unattractive 9 1 1 CHE S TNUT A V E NUE Pemberley 3 1 DORCHESTER PLACE 2 2 The Pines 5 1 6 1 1 4 3 3 Games Court 1 3 1 5 Nursery 2 4 E l 7 The Old Orc har d S ub S t a
BM 6 3 House ESS Coach House 7 6. 88 m Ra mp 2 1 1 employment buildings. The western boundary is formed by 3 Recr ea t ion S OUTHE RN RO A D 1 Ground 7 1 Lord William's School 4 7 Pond
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2 5 1 2 Tennis Court Tr ac k 5 Site C, which is allocated for residential development. The 1 2 1 2 7 FOTHERGILL PLACE 29 32 A BM 73 .2 2m A V E NUE 1 t o 97 Pond 1 0 HAWTHORN
1 0 Gas Governor 8 7
S HA RMA N B EE R CT 4 8 eastern boundary is formed by a strong hedgerow. 2 2 The Old Cr ea m er y 2 4 2 0 1 0 2 2 2 9 R S CRE E l S ub S t a 1 4 3 1 Br ook 2 0 AR 1 2 6 2 1 .2 2m RH 2m .2 1 2 9 Cut t le 1 5 5 8 CE DA R CRE S C E NT CE D 1 6 4 5 3 9 2 0 2 2 4 0 There are open views to the site from Wenman Road. 5 4 HOLCL L IERS OS E Pat h ( um ) 9 1 8 3 1 Pat h ( um ) 4 8 5 Playing Field 1 3 6 FB 2 5 Pump House 3
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1 5 1 MA PL E ROA D 2 0 LB improve the currently unattractive edge of Wenman Road byGara ge Rycote Lane 1 1 1 1 1 1 2 1 3 2 8
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CONDUIT HILL RISE 8 6b 42 94 L t wr 8 8 Tr ac k 2 6 L t wr 2 9 Football Ground 9 9 1 0 Disma nt led Ra ilwa y 1 00
Und 9 2 7 7 8 9 S t and L t wr Site D and Site C. There is an opportunity to masterplan 2 2 3 5 2 5 2 6
73 Th L t wr F o
1 6 L t wr Tr ac k these sites comprehensively to bring forward co-ordinated 2 0 development.
Thame Neighbourhood Plan 70 Extent of residential Chinnor Road Allocated residential development area site boundary Natural green space adjacent to Cuttle Brook. Publicly accessible
Landscaped publicly accessible open space
Green buffer and pedestrian /cycle route to Wenman Road Wenman Road Dormer Road Green corridor linking open spaces
Thame Park Road
Principal vehicular route (indicative location)
Pedestrian link (indicative location)
Building frontage overlooking space / street
Fig HA14: Site allocation policy requirements
HA7 Requirements
Reserve Site C is allocated for:
■■ 57 residential dwellings within the 2.85 hectares The Design Brief must include the following principles: defined as the extent of the residential development ■■ linking the southern open space provided through the area defined in Figure HA14 development of Site C to Wenman Road with a wide ■■ 2.7 hectares of landscaped publicly accessible open green ‘corridor’ to enhance biodiversity and create a high space in the area defined in Figure HA14 quality environment
■■ a green corridor adjacent to the site’s western ■■ designing a positive frontage to Wenman Road where boundary. dwellings overlook the road but - at the same time - are provided with some ‘breathing space’ to the employment Prior to the submission of any planning application, buildings opposite. This ‘breathing space’ must be a Design Brief must be produced setting out the designed as an extension of the space provided as part principles for development. This Brief must be of the development of Site C discussed and agreed with Thame Town Council within a reasonable time prior to being submitted as part ■■ ensuring that the overall approach to built form, street of any planning application. The Brief must include layout and landscape and dwelling density minimises allocated Site D and Site C. The development must be the visual impact of the development. Buildings must implemented in accordance with the principles set out not exceed 2 storeys, except along the Wenman Road in the Design Brief. frontage where up to 3 storeys may be acceptable subject to detailed visual impact assessment.
Neighbourhood Plan Thame 71 Thame Neighbourhood Plan 72 ❚❚Appendix A ❚❚Table of South Oxfordshire District Council ‘Saved’ Policies
Neighbourhood Plan Thame 73 Saved SODC Local Plan Policy Proposed Thame Neighbourhood Plan Policy replacement Core Strategy Policy*
G1 General Restraint and Sustainable CSS1 Continues to apply to Thame Development
G2 Protection and Enhancement of the CSS1 Continues to apply to Thame Environment
G3 Locational Strategy CSS1 Continues to apply to Thame
G4 Development in the Countryside and on the CSS1 Continues to apply to Thame edge of settlements
G5 Making the best use of land CSH2 Saved policy replaced by Policy H5 in relation to windfall sites and replaced by policies in Section 3 in relation to allocated sites. The density guidance in these accords with CSH2.
G6 Promoting Good Design CSQ3 Continues to apply to Thame
C1 Landscape Character CSEN1 Continues to apply to Thame
C2 Areas of Outstanding Natural Beauty C2 Areas of Not relevant to Thame Outstanding Natural Beauty
C3 The River Thames and its Valley Not relevant to Thame
C4 The landscape setting of Settlements Continues to apply to Thame
C6 Biodiversity Conservation Continues to apply to Thame
C7 Protection of Designated Sites Continues to apply to Thame
C8 Species Protection Continues to apply to Thame
C9 Landscape Features Continues to apply to Thame
GB1 The extent of the Green Belt CSEN2 Not relevant to Thame
GB2 New Buildings in the Green Belt CSEN2 Not relevant to Thame
GB4 Visual Amenity Not relevant to Thame
CON 1 Listed Buildings Continues to apply to Thame
CON 2 Alterations and Extensions to Listed Continues to apply to Thame Buildings
CON 3 Alterations and Extensions to Listed Continues to apply to Thame Buildings
Thame Neighbourhood Plan 74 CON 4 Use and changes of use of Listed Continues to apply to Thame Buildings
CON 5 The setting of listed buildings Continues to apply to Thame
CON 6 Proposals Affecting a Conservation Area Continues to apply to Thame
CON 7 Proposals Affecting a Conservation Area Continues to apply to Thame
CON 8 Advertisements in Conservation Areas Continues to apply to Thame and on Listed Buildings
CON 9 Blinds and Canopies in Conservation Continues to apply to Thame Areas
CON 10 Burgage Plots Continues to apply to Thame
CON 11 Archaeology and historic building Continues to apply to Thame analysis and recording
CON 12 Archaeology and historic building Continues to apply to Thame analysis and recording
CON 13 Archaeology and historic building Continues to apply to Thame analysis and recording
CON 14 Archaeology and historic building Continues to apply to Thame analysis and recording
CON 15 Historic Battlefields, Parks, Gardens Continues to apply to Thame and Landscapes
CON 16 Common Land Continues to apply to Thame
EP1 Prevention of Polluting Emissions Continues to apply to Thame
EP2 Noise and Vibrations Continues to apply to Thame
EP3 Light Pollution Continues to apply to Thame
EP4 Protection of Water Resources Continues to apply to Thame
EP6 Surface Water Protection Replaced by Policy ESDQ11 and ESDQ12
EP7 Groundwater Protection Continues to apply to Thame
EP8 Contaminated Land Continues to apply to Thame
EP9 Hazardous Substances Continues to apply to Thame
D1 Good Design and Local Distinctiveness Continues to apply to Thame.
Supplemented by additional policies in Chapter 11 of the NP.
Neighbourhood Plan Thame 75 D3 Plot Coverage and Garden Area Replaced by Policy ESDQ14
D4 Privacy and Daylight Continues to apply to Thame
D5 Promoting Mixed Use Development Policy in relation to ‘large scale residential developments’ is replaced by Policy H1, WS6 and site-specific policies in Section 3.
D6 Design Against Crime Continues to apply to Thame
D7 Access for All Continues to apply to Thame
D8 Energy, Water and Materials Efficient Design CSQ2 Continues to apply to Thame
D9 Renewable Energy CSQ1 Continues to apply to Thame
D10 Waste Management Continues to apply to Thame
D11 Infrastructure and Services Requirements CSI1 Supplemented by Policies H8 and H10 Policy
H2 Sites Identified for Housing CSH1 Replaced by Policy H1 and site-specific policies in Section 3.
H3 Phasing of Development CSC1 Continues to apply to Thame
H4 Towns and Larger Villages outside the Towns policies and Continues to apply to Thame Green Belt CSR1
H5 Larger Villages within the Green Belt and CSR1 Not relevant to Thame Smaller Villages Throughout the District
H6 Locations where new housing will not be CSS1, CSR1, CSH1 Continues to apply to Thame permitted
H7 Range of Dwelling Types and Size Replaced by Policies H9 and H10
H8 Dwelling Densities CSH2 Saved policy replaced by Policy H5 in relation to windfall sites and replaced by policies in Section 3 in relation to allocated sites. The density guidance in these accords with CSH2.
H9 Affordable Housing CSH3 Continues to apply to Thame
Supplemented by Polices H8
H10 Rural Affordable Housing on Exception Continues to apply to Thame Sites
H11 The Sub-Division of Dwellings and Multiple Continues to apply to Thame Occupation
H12 Replacement Dwellings Not relevant to Thame
H13 Extensions to Dwellings Continues to apply to Thame
Thame Neighbourhood Plan 76 H14 Lifetime Homes CSH4 Continues to apply to Thame
H16 Residential Caravans and Mobile Homes Continues to apply to Thame
H17 Gypsies Continues to apply to Thame
H18 Extension of Gardens Continues to apply to Thame
R1 Formal Recreation Continues to apply to Thame
R3 Indoor Sports Facilities Continues to apply to Thame
R4 Recreation in the Countryside Continues to apply to Thame
R5 Golf Courses and Golf Driving Ranges Continues to apply to Thame
R6 Informal Recreation Continues to apply to Thame
R7 Informal Recreation Continues to apply to Thame
R8 Public Rights of Way Continues to apply to Thame
R9 River Thames Not relevant to Thame
R10 The Keeping of Horses Continues to apply to Thame
CF1 Safeguarding Community Facilities and Continues to apply to Thame Services, including recreation facilities.
CF2 Provision of Community Facilities and Continues to apply to Thame Services
CF3 Safeguarding the vitality and viability of Continues to apply to Thame neighbourhood and local centres
E1 Didcot Not relevant to Thame
E2 Henley, Thame and Wallingford CSTHA1 Continues to apply. Supplemented by Policy WS11
E3 The Rural Areas CSR2 Not relevant to Thame
E4 Employment Generating Development CSEM2 Continues to apply to Thame
E6 Retention of Employment Sites Replaced by Policies WS6 and WS12
E7 Working from Home Continues to apply to Thame
E8 Re-Use of Rural Buildings Continues to apply to Thame
Neighbourhood Plan Thame 77 E9 Institutions in the Countryside Continues to apply to Thame
A1 Agricultural Buildings Continues to apply to Thame
A2 Agricultural Buildings Continues to apply to Thame
A3 Farm Diversification Continues to apply to Thame
A4 Farm Shops Continues to apply to Thame
A5 Garden Centres Continues to apply to Thame
TSM1 General Approach to Tourism Continues to apply to Thame
TSM2 Tourist Attractions and Facilities Continues to apply to Thame
TSM3 Service Accommodation, Public Houses Continues to apply to Thame and Restaurants
TSM4 Service Accommodation, Public Houses Continues to apply to Thame and Restaurants
TSM5 Self-Catering Accommodation Continues to apply to Thame
TSM6 Caravan and Camping Sites Continues to apply to Thame
TE1 Telecommunications Policy Continues to apply to Thame
AD1 Advertisements Policy Continues to apply to Thame
TC1 Extending the Range and Quality of CST1 Continues to apply to Thame Facilities Supplemented by policies in Chapter 8.
TC3 Environmental Improvements CST1, CSTHA1 Continues to apply to Thame
TC7 Protecting Town Centres from out-of centre Replaced by Policy WS1 Development
TC8 Protection of the Retail Function in Town Continues to apply to Thame Centres Supplemented by Policies in Chapter 8
T1 Transport Requirements for New Continues to apply to Thame Development
T2 Transport Requirements for New Continues to apply to Thame Development
T3 Transport Assessments and Travel Plans CSM2 Continues to apply to Thame
T4 Public Transport and Interchanges CSM1 Continues to apply to Thame
Thame Neighbourhood Plan 78 T7 Cycling and Walking Continues to apply to Thame
T8 Car Parks and On-Street Parking Continues to apply to Thame
T9 Service Areas Continues to apply to Thame
T10 Lorries and Freight Distribution Depots Continues to apply to Thame
T11 Lorries and Freight Distribution Depots Continues to apply to Thame
SECTION 9 (RURAL AREAS) Not relevant to Thame
SECTION 10 (DIDCOT) Not relevant to Thame
SECTION 11 (HENLEY-ON-THAMES) Not relevant to Thame
THA1 Thame Cattle Market, North Street Replaced by Policies WS14 and WS15
THA3 Land Adjacent to 32 Upper High Street Replaced by HA4
SECTION 13 (WALLINGFORD) Not relevant to Thame
*This column identifies those ‘Saved’ policies that will be partially replaced by the new Core Strategy policies and fully replaced when new development management policies are adopted.
Neighbourhood Plan Thame 79 Thame Neighbourhood Plan 80 ❚❚Appendix B ❚❚Glossary
Neighbourhood Plan Thame 81 Acronym Subject Explanation Affordable Housing Social rented, affordable rented and intermediate housing, provided to eligible households whose needs are not met by the market. Eligibility is determined with regard to local incomes and local house prices. Affordable housing should include provisions to remain at an affordable price for future eligible households or for the subsidy to be recycled for alternative affordable housing provision. Affordable housing dos not include low cost market housing. Affordable rented housing Affordable rented housing is let by local authorities or private registered providers of social housing to households who are eligible for social rented housing. Affordable Rent is subject to rent controls that require a rent of no more than 80% of the local market rent (including service charges, where applicable). CSH Code for Sustainable Homes The Code for Sustainable Homes is the national standard for the sustainable design and construction of new homes. It is an environmental assessment method for rating and certifying the performance of new homes, and it is possible to secure a CSH rating of between zero and six, with six being the most sustainable. Comparison Retail A shop that sells goods such as clothing, shoes, furniture, household appliances, tools, medical goods, games and toys, books and stationery, jewellery and other personal effects. Does not include those goods defined under ‘Convenience Retail’ below. Conservation Area An area designated by the District Council under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as an area of special architectural or historical interest, the character or appearance of which it is desirable to preserve or enhance. There are additional controls over demolition, minor developments and the felling of trees. Consultation Plan A Consultation Plan accompanying the Thame Neighbourhood Plan is required by the Localism Act. The Consultation Plan must set out what consultation was undertaken and how this informed the Neighbourhood Plan. Convenience Retail A shop that sells food and non-alcoholic beverages, tobacco, alcoholic beverages, newspapers and periodicals and non-durable household goods. Core Objective An objective developed specifically for the Thame Neighbourhood Plan through consultation with local people. CS Core Strategy A Development Plan Document setting out long-term spatial vision and objectives, and containing both strategic policies and generic policies which will apply to all development proposals in the local authority area as a whole. Curtilage The area of land, usually enclosed, immediately surrounding a home. Delivery Strategy A document accompanying the Thame Neighbourhood Plan that sets out a strategy for delivering and monitoring: (i) the policies within the Thame Neighbourhood Plan; and (ii) the infrastructure and initiatives associated with development within the Plan area. It is a ‘live’ document that will be updated throughout the Plan Period. DAS Design and Access A report accompanying and supporting a planning application. Required for Statement many types of planning application – both full and outline – but there are some exemptions. They are not required for householder applications. Design and access statements are documents that explain the design thinking behind a planning application. Design Brief Design Briefs are required for all allocated residential sites in the Thame Neighbourhood Plan. Design Briefs are documents that provide clear guidance for the detailed design of new development. Their scope is explained in SODC Core Strategy Policy CSQ4. DPD Development Plan A type of Local Development Document which carries significant weight in the Document development control process. Development Plan Documents are spatial planning documents which are subject to independent examination. Development Plan A plan comprising the Development Plan Documents contained within the Local Development Framework. This includes adopted Local Plans and neighbourhood plans, and is defined in section 38 of the Planning and Compulsory Purchase Act 2004. Dwelling mix The mix of different types of homes provided on a site. May typically include a range of types from, say, 2 bedroom houses up to larger 4 and 5 bedroom houses. The Elms The open land adjacent to Elms House, forming the curtilage of the listed building. This land is not currently accessible to the public.
Thame Neighbourhood Plan 82 Acronym Subject Explanation Elms Park The public park immediately to the east of the Elms.
Evidence Base The researched, documented, analysed and verified basis for preparing the Thame Neighbourhood Plan. It consists of many documents produced over a period of years, many of which have been produced by South Oxfordshire District Council as part of the process of developing its Core Strategy. Evidence Base Summary A document produced as part of the process of developing the Thame Neighbourhood Plan. It supports the Plan by setting out a summary of the relevant Evidence Base and explaining how decisions were made as to where new development should be located in Thame. Examination An independent review of the Neighbourhood Plan carried out in public by an Independent Examiner. Flood Plain / Flood Risk Areas identified by the Environment Agency, marking areas as high (zone 3), low Zones to medium (zone 2), or little or no risk (zone 1). Green Corridors Green spaces that provide avenues for wildlife movement, often along streams, rivers, hedgerows or other natural features. They connect green spaces together, and often provide pleasant walks for the public away from main roads. Green Infrastructure The network of accessible, multi-functional green and open spaces. Green Living Plan The Green Living Plan is a new initiative set out in the Thame Neighbourhood Plan that will bring together new and existing projects and initiatives to provide a co- ordinated approach to sustainable living in Thame. Gross density The number of dwellings per hectare when the calculation of the site area includes the entire site area. Habitats Regulations The European Union Habitats Directive aims to protect the wild plants, animals and habitats that make up our diverse natural environment. The directive created a network of protected areas around the European Union of national and international importance. They are called Natura 2000 sites. If development is likely to affect a Natura 2000 site, an assessment under the Habitats Regulations is required. Independent Examiner Anyone with appropriate qualifications and skills who meet certain requirements set out in the Localism Act. This could be a planning consultant or other planning professional, an employee of another local authority or a planning inspector. Infrastructure All the ancillary works and services which are necessary to support human activities, including roads, sewers, schools, hospitals and so on. Intermediate Affordable Intermediate housing is homes for sale and rent provided at a cost above social Housing rent, but below market levels subject to the criteria in the Affordable Housing definition above. These can include shared equity (shared ownership and equity loans), other low cost homes for sale and intermediate rent, but not affordable rented housing. Jane Morbey Way residential The area forming the western part of the site formerly known as Memec. site Lifetime Homes The Lifetime Homes standard is a set of 16 design criteria that provide a model for building accessible and adaptable homes. Each design feature adds to the comfort and convenience of the home and supports the changing needs of individuals and families at different stages of life. Listed buildings Buildings and structures which are listed by the Department for Culture, Media and Sport as being of special architectural and historic interest and whose protection and maintenance are the subject of special legislation. Listed building consent is required before any works are carried out on a listed building. Local destination A place that local people need or want to get to on a regular basis. Examples includes schools, places of worship and GP surgeries. LDD Local Development An individual component or document of the Local Development Framework. Document LDF Local Development The portfolio of Local Development Documents Framework The Localism Act An Act of Parliament that became law in April 2012. The Act introduces a new right for local people to draw up ‘Neighbourhood Development Plans’ for their local area.
Neighbourhood Plan Thame 83 Acronym Subject Explanation Lord Williams’s Lower The site occupied by Lord Williams’s School in the east of Thame on Towersey School Road. Lord Williams’s Upper The site occupied by Lord Williams’s School in the west of Thame on Oxford School Road. Market housing Housing for sale or for rent where prices are set in the open market. Mixed use Developments where more than one use is constructed. Uses may be mixed within the same building (e.g. offices above shops) or may be mixed across the site (e.g. houses next to shops and community facilities) NPPF National Planning Policy The National Planning Policy Framework was published by the government in Framework March 2012. It sets out the Government’s planning policies for England and how these are expected to be applied. NP or NDP Neighbourhood Plan The full title in the Localism Act is ‘Neighbourhood Development Plan’ but this is commonly shortened to ‘Neighbourhood Plan’. It is a plan document for defined area subject to examination in public and approval by referendum. It will be used on approval in the determination of applications. Net density The number of dwellings per hectare when the calculation of the site area excludes features such as open spaces for the benefit of the wider community, significant landscape buffers and major access roads. Park Meadow Cottage The cottage fronting onto Thame Park Road adjacent to Site D. Phoenix Trail A ‘sustrans’ routes running east-west through the south of Thame, connecting with Princes Risborough to the east. Plan Period The period for which the Thame Neighbourhood Plan will set policy for Thame. This will be from adoption of the Plan (anticipated in early 2013) until 2027. The lifetime of the Plan may be extended beyond 2027 by agreement between Thame Town Council and SODC. Publicly Accessible Open Open space that is open to the public and is normally owned and managed by a Space private owner. Public Open Space Open space that is open to the public and is normally owned and managed by a public organisation such as Thame Town Council or South Oxfordshire District Council. Referendum A general vote by the electorate on a single political question that has been referred to them for a direct decision. In the case of the Thame Neighbourhood Plan, the referendum will decide whether or not to adopt the Plan. RSL Registered Social Landlord Independent housing organisations registered with the Tennant Services Authority under the Housing Act 1996. Social Rented Housing Social rented housing is owned by local authorities and private registered providers (as defined in section 80 of the Housing and Regeneration Act 2008), for which guideline target rents are determined through the national rent regime. It may also be owned by other persons and provided under equivalent rental arrangements to the above, as agreed with the local authority or with the Homes and Communities Agency. SODC South Oxfordshire District The Local Authority for Thame. Council SA Sustainability Appraisal A process of appraising policies for their social, economic and environmental effects, which must be applied to all Development Plan Documents and was required for the Thame Neighbourhood Plan. See also SEA Directive. SEA Strategic Environmental Assessments made compulsory by a European Directive (the SEA Directive). To Assessment be implemented in planning through Sustainability Appraisal of Development Plan Documents and Neighbourhood Plans where required. Sustainable Urban Drainage A drainage system that controls the rate and quantity of run-off of surface water Systems (SUDS) from developments. It replaces the conventional practice of routing run-off through a pipe to a watercourse, which can cause problems with flooding. SUDS minimises run-off by putting surface water back into the ground on site through measures such as permeable paving, underground infiltration blankets and drainage swales (similar to traditional ditches). Where surface water must still be take off-site (because, for example, the site is underlain by clay that reduces the permeability of the ground), features to slow down the rate of run-off are used – these may include ponds or underground storage tanks to store water, and oversized pipes.
Thame Neighbourhood Plan 84 Acronym Subject Explanation Sustrans A charity whose aim is to enable people to travel by foot, bike or public transport for more of the journeys made every day. Sustrans are responsible for the National Cycle Network. Thame Town Council Thame Town Council is the parish authority for Thame. The Town Council is a service provider for the Thame community, an influencer and conduit for local views, working effectively and efficiently in partnership with other organisations. Topic Group A group formed around a specific topic (such as housing) from the overall Working Group. Use Classes The Town and Country Planning (Use Classes) Order 1987 (as amended) puts uses of land and buildings into various categories known as 'Use Classes'. For example, A1 is shops and B2 is general industrial. Windfall Sites Sites not allocated for development in the Thame Neighbourhood Plan that unexpectedly comes forward for development. Working Group A group of people representing the Town Council, residents associations, community groups and businesses that informed the early work on the Thame Neighbourhood Plan.
Neighbourhood Plan Thame 85 Thame Neighbourhood Plan 86 ❚❚Appendix C ❚❚List of Neighbourhood Plan Policies
Neighbourhood Plan Thame 87 7 Housing WS11: Allocate a minimum of 2 hectares of land for new employment H1: Allocate land for 775 new homes WS12: Retain existing employment land in employment H2: Review delivery of Lord Williams’s Lower School use allocation WS13: Support improvements to existing employment H3: Review delivery of land at The Elms areas H4: Integrate allocated sites WS14: Redevelop the Cattle Market site for mixed-use
H5: Integrate windfall sites WS15: Ensure that redevelopment of the Cattle Market site incorporates key principles to relate it positively to the H6: Design new development to be of high quality wider town
H7: Provide new facilities 9 Getting Around
GA1: New development to provide good pedestrian H8: Provide affordable housing and cycle connections to the town centre and other local H9: Provide a mix of housing types destinations
GA2: Include a strategy for improving pedestrian and H10: Provide a Thame-Specific Affordable Housing and cycle connections related to new development. This could Dwelling Mix Strategy include provision of internal cycleways and footpaths, along with connections to key destinations, for example, 8 Working and Shopping schools and other services. This strategy must be WS1: Locate new retail development in the town centre coordinated with the Green Living Plan for Thame
GA3: Developer contributions required to support the WS2: Retain and enhance primary and secondary retail provision of a cycle route to Haddenham and Thame Rail frontages Station WS3: Redevelop the postal sorting office and/or GA4: Encourage better planning of public transport telephone exchange for retail GA5: Retain long-term public parking on the Cattle Market WS4: Develop the Fire Station site for a use that supports site the town centre GA6: New development to provide parking on site for WS5: Develop land at no. 10 High Street for a use that occupants and visitors supports the town centre
WS6: Permit small shops on allocated residential sites 10 Community, Leisure and Wellbeing
WS7: Retain small scale employment in the town centre CLW1: Allocate land for new community facilities
WS8: Encourage a diverse range of uses in the town CLW2: Actively involve local people in ongoing centre by supporting new residential use on upper floors consultation
WS9: Encourage a diverse range of uses in the town CLW3: Allocate land for a primary school centre by avoiding loss of residential uses CLW4: Contributions required from developers of new WS10: Encourage a diverse range of uses in the town housing to fund additional healthcare facilities centre by supporting new office and retail uses on upper floors
Thame Neighbourhood Plan 88 ESDQ15: Developers must demonstrate in a Design and 11 Environment, Sustainability and Design Quality Access Statement how their proposed development ESDQ1: Protect existing open spaces reinforces Thame’s character ESDQ2: Allocated sites to provide open space in ESDQ16: Development must relate well to its site and its locations specified in Section 3 surroundings ESDQ17: Development must make a positive contribution ESDQ3: Provide new allotments towards the distinctive character of the town as a whole ESDQ18: New development must contribute to local ESDQ4: Provide public open space on windfall sites character by creating a sense of place appropriate to its ESDQ5: Provide new burial space on Site C or Site D location ESDQ19: The Design and Access Statement and ESDQ6: Improve Elms Park Recreation Area accompanying drawings must provide sufficient detail for proposals to be properly understood ESDQ7: Improve Southern Road Recreation Area ESDQ20: Building style must be appropriate to the historic context ESDQ8: Improve open spaces within Lea Park ESDQ21: Development proposals, particularly where ESDQ9: Sites C, D and F to provide riverside walks within sited on the edge of Thame or adjoining Cuttle Brook, natural green space must maintain visual connections with the countryside ESDQ22: The visual impact of new development on views ESDQ10: Produce a Sports Facilities Strategy from the countryside must be minimised ESDQ11: Incorporate Sustainable Urban Drainage into ESDQ23: Streets within new development must be new development designed as pleasant places to be ESDQ12: Applications for new development to provide a ESDQ24: Pedestrian and cycle routes must link together drainage strategy potential destinations, such as new housing and the town centre ESDQ13: New dwellings: code for sustainable homes ESDQ25: Improve the town centre for pedestrians and ESDQ14: Produce a Green Living Plan cyclists ESDQ26: Design new buildings to reflect the three- dimensional qualities of traditional buildings ESDQ27: Design in the ‘forgotten’ elements from the start of the design process
ESDQ28: Provide good quality private outdoor space
ESDQ29: Design car parking so that it fits in with the character of the proposed development
12 Delivery
D1: Provide appropriate new facilities
Neighbourhood Plan Thame 89 Tibbalds Planning & Urban Design 19 Maltings Place 169 Tower Bridge Road London SE1 3JB
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