Green Belt Assessment Part 2 Individual Site Assessments
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Appendix 4 – Individual site assessments This appendix sets out the detailed site assessments of each site in accordance with the methodology. It should be noted that, for context, each site assessment starts by setting out the summary assessment undertaken by Arups in the Part 1 Green Belt assessment for the larger parcel of land that the site falls within. It is followed by the detailed assessment of the site itself. Index of Sites Site Reference Site Address Page Airpark 1 Wycombe Airpark (1) 1 Airpark 2 Wycombe Airpark (2) 11 High Heavens Land adjoining High Heavens 19 Part of GA 33a Land fronting Penn Road at Hazlemere Golf Club 23 Part of GA 50a Land between Marlow and Bovingdon Green 30 SBE0027+SBE0028 Hollands Farm, Bourne End 37 SBE0045 Land to the north of A4155 at Well End 47 SBE0048 Land East of Chapman Lane, Bourne End 54 SBE0049 Land off Northern Heights, Bourne End 61 SBE0053 Hollands Farm (west), Bourne End 68 SBE0054 Hollands Farm (east), Bourne End 72 Abbots Brook, Land rear of railway line adjacent SBE0057 80 to Little Marlow foot SDL0019 Paddock South of Downley Farm Barns, Downley 86 Hoppers Farm Cockpit Road Great Kingshill SGK0005 94 Buckinghamshire HP15 6ES Land to the rear of Spurlands End Road, Great SGK0009 102 Kingshill Land at Cherry Tree Farm, Missenden Road, SGK0010 109 Great Kingshill SHW0462 Land at Horns Lane, Booker 115 SHW0529 Land north of Cressex Road, High Wycombe 123 SHW0559 Clay Lane, Booker, High Wycombe 128 Part of Greens Farm, Glynswood, Green Hill, SHW0633 135 High Wycombe SHZ0030 Land Off Penn Road, Hazlemere 145 SHZ0035 Land off Amersham Road incl. Tralee Farm. 153 SLE0010+SLE0018 Land off Simmons Way, Lane End 161 SLE0019 Land off Park Lane, East of Lane End 170 SLE0020 Land east of Sidney House, Lane End 175 SLE0031 Handleton Common, Lane End 182 Burleighfield House, London Rd, Loudwater, High SLW0025 186 Wycombe, Bucks Land to the north of Chalkpit Lane, Woodside SMA0083 195 Farm, Marlow SMA0085 Land to the east of Oak Tree Road, Marlow 201 SMA0086 Land to the west of Oak Tree Road, Marlow 209 SMA0087 Land east of Wiltshire Road 217 Land adjacent to 89 Seymour Court Road, SMA0105 224 Marlow SMB0010 Furze Farm, Burford Close, Marlow Bottom 232 Land to front of Great Moseley Farm, 198 Main SNH0014 238 Road, Naphill, HP14 4RX Land with frontage to Main road and Stocking SNH0016 245 Lane, Naphill, HP14 4RX SNH0017 Coombe Farm, land at Naphill, High Wycombe 253 SNH0019 OS Parcel 1789 Clappins Lane, Naphill 261 SPR0036 Land off Poppy Road 269 Molins sports Ground, Off Mill Lane, Monks SPR0057 276 Risborough SPR0078 Land at Aylesbury Road, Monk Risborough 280 SPR0082 108 Wycombe Road, Princes Risborough 287 SPR0085 Culverton Farm, Princes Risborough 294 SPR0087 OS Parcel 7376, Princes Risborough 302 Culverton Farm Wycombe Road Princes SPR0088 308 Risborough Buckinghamshire HP27 0EU SRD0120 Land at Eastwood Farm, Stokenchurch 315 Land at Hillcroft, Loosley Row, Lacey Green, SRD0151 323 Bucks SRD0153 Peters Lane, Monks Risborough 330 Hopkins Yard and Long Lea Meadow, Hughenden SRD0156 336 Valley SRD0158 Clappers, Cryers Hill Road, Cryers Hill 343 SRD0159 Valley Road, Hughenden Valley 351 Land adjoining Chiltern House, Stocking Lane, SRD0163 360 Hughenden Valley SRD0168 Coldharbour Farm, Cryers Hill 369 RAF Walters Ash and Land north of OS parcel SWA0007 378 770 SWC0051 Land at Grange Farm 384 Harvest Hill and Branch Lane, Hedsor and SWC0069 394 Bourne End SWC0070 Land north of Heath End Road 401 SWC0077 Tycoed, Sandpit Lane, Tylers Green, HP10 8HD 409 Land to West of Hedsor Lodge, Harvest Hill, SWC0080 417 Hedsor SWC0081 Land off Hedsor Footpath, Harvest Hill, Hedsor 423 SWC0085 land off Hammersley Lane, Penn 429 SWE0005 Land at Grange Road, Widmer End 436 SWG0026 Land at Old Moor Lane, Wooburn Moor 442 Site Reference: Site Area (ha): Address: Airpark 1 11.47 Wycombe Air Park (north) Section 1A(i): Part 1 General Area Assessment Scores for meeting NPPF Purposes Part 1 Parcel 43b Total Commentary Area Score (1) To check the unrestricted sprawl The land parcel is connected to the large built-up of large built-up areas area of High Wycombe in its very north-east corner, preventing its outward sprawl into open a) Land parcel is at the edge of one or Pass land. The boundary between the land parcel and the more distinct large built-up areas. large built-up area of High Wycombe is bordered b) Prevents the outward sprawl of a 3 by the permanent and prominent feature of the large built-up area into open land, and M40. The land parcel serves as an serves as a barrier at the edge of a additional barrier to sprawl. large built-up area in the absence of another durable boundary. 1 2) To prevent neighbouring towns 5 The parcel forms a significant part of the essential from merging gap between the non-Green Belt settlements of Lane End and High Wycombe, as well as the gap between Lane End and the Green Belt settlement of Claymoor / Clayhill, which is of a narrow scale. While the M40 and Widdenton Park Wood to the east of Lane End may act as a partial barrier to coalescence, overall, development may both physically and visually reduce the perceived and actual distance between Lane End and High Wycombe. (3) Assist in safeguarding the 3 While less than 5% of the land parcel is covered countryside from encroachment by built form, there are a number of urbanising influences adjacent to and within the parcel itself which diminish the feeling of unspoilt rurality. Built form is centred around Clay Lane and includes Wycombe Air Park landing strip and associated buildings and storage facilities. Other buildings include a gliding club, a racket sports club and residential development at Clay Lane and a clay pigeon shooting ground in the north of the parcel. These developments locally reduce the parcel’s openness and rurality. Much of the rest of the land parcel is characterised arable fields and patches of woodland. The open area to the west of Widdenton Park Wood is visually and physically more connected with the edge of Lane End, consisting of parkland and a series of degraded fields. The majority of the land parcel consists of open fields and wooded areas and, despite the clustering of built form in the south-east of the parcel, as well as the urbanising influences on its fringes, the parcel has a largely rural open character overall. 4) To preserved the setting and 0 This land parcel does not abut an identified historic special character of historic towns settlement core and does not meet this purpose. Overall Score STRONG 2 Site Location Plan: 3 Section 1A(ii): Review of NPPF purposes against Site Area: NPPF Purpose Review of Score (1) To check the unrestricted sprawl of large built- Site does not directly adjoin the edge of a up areas large, built-up area but is located very near. a) Land parcel is at the edge of one or more distinct large built-up areas. Score: a) Pass b) 1 b) Prevents the outward sprawl of a large built-up area into open land, and serves as a barrier at the edge of a large built-up area in the absence of another durable boundary. (2) To prevent neighbouring towns from merging Site encroaches marginally into an essential gap between High Wycombe and Lane End. Impact on sprawl reduced as much of site already developed. Score: 1 (3) Assist in safeguarding the countryside from Over 60% of the site is covered by built encroachment form, which contains a collection of buildings in use by the air park including a large watch tower to the western boundary. Much of the northern part of the site is vacant, although used ancillary to the air park. Site feels urban in character, due to the large coverage of built form. Score: 1 (4) To preserved the setting and special character Site does not abut an identified historic of historic towns settlement core nor impact the landscape or setting of a historic town. Score: 0 Overall Score Site scores weakly against NPPF purposes. Section 1B: Assessment of Site Boundaries Does the site boundary provide a strong defensible boundary in line with NPPF requirements? Part only – Clay Lane is a strong and enduring boundary Is the settlement washed over by the Green Belt? / Would the site being removed from the GB be contiguous with land adjoining which isn’t in the Green Belt? The site and the nearby area is entirely washed over by the Green Belt. Removal of this area would result in the site forming a ‘hole’ in the Green Belt. However there are other green belt areas nearby being reviewed at this time and this issue will need to be considered holistically. Section 1 A&B Overall Conclusion – Pass / The boundary and contiguity issues Fail suggest a provisional ‘fail’ at this stage. 4 However, the operational constraints affecting the airpark may provide a more durable constraint to further development than is apparent on the ground, and the issues of contiguity will need to be considered holistically with other proposed changes in the area. Section 2A: Site Assessment The Airpark as a whole contains a range of employment uses alongside the flight activities. Site is inset from the AONB. There is an archaeological notification area running along the north boundary. There are some indicators of local surface water flooding related to existing hard surfaced areas. No other relevant planning constraints – although the site is also constrained by CAA licensing and property constraints.