Core Strategy Cover 12/8/08 13:37 Page 2
Wycombe Development Framework Adopted Core Strategy Development Plan Document
July 2008 Wycombe Development Framework Core Strategy 2008 Wycombe Development Framework Core Strategy 2008 1 Contents Contents
Foreword 4
Executive Summary 6
1 Introduction 11
2 What Are We Planning For? 15
3 What Are We Trying To Achieve? 19
4 Where Should It Happen? 25
5 How Should It Happen? 63
6 How Should It Be Delivered? 71
Appendices
Appendices 75
Appendix 1 Key Diagram 76
Appendix 2 Changes to the Proposals Map 77
Appendix 3 Housing Trajectory 79
Appendix 4 Transport Actions and Shared Vision for High Wycombe 80
Appendix 5 How the Outcomes are Delivered 83
Appendix 6 Schedule of Local Plan policies replaced by the Core Strategy 95
Appendix 7 Glossary of terms 96
List of Policies
Policy CS 1 Overarching Principle - Sustainable Development 21 Policy CS 2 Main Principles for the Location of Development 26 Policy CS 3 High Wycombe Principles 31 Policy CS 4 High Wycombe Key Areas of Change 33 Policy CS 4.1 High Wycombe Key Areas of Change - Desborough Area 33 Policy CS 4.2 High Wycombe Key Areas of Change - Hughenden District 34 Policy CS 4.3 High Wycombe Key Areas of Change - M40 Gateway 36 Policy CS 5 Marlow 37 Policy CS 6 Princes Risborough 38 Policy CS 7 Rural Settlements and the Rural Areas 41 Policy CS 8 Reserve Locations for Future Development 42 Policy CS 9 Green Belt 43 Policy CS 10 Town Centre Hierarchy 44 Policy CS 11 Land for Business 46 2 Wycombe Development Framework Core Strategy 2008 Contents Policy CS 12 Housing Provision 48 Policy CS 13 Affordable Housing and Housing Mix 52 Policy CS 14 Gypsies, Travellers and Travelling Showpeople 55 Policy CS 15 Community Facilities and Built Sports Facilities 56 Policy CS 16 Transport 58 Policy CS 17 Environmental Assets 64 Policy CS 18 Waste/Natural Resources and Pollution 66 Policy CS 19 Raising the Quality of Place-Shaping and Design 67 Policy CS 20 Transport and Infrastructure 68 Policy CS 21 Contribution of Development to Community Infrastructure 69
List of Figures
Figure 1 Annotated Key Diagram 9 Figure 2 The Wycombe Development Framework and Associated Documents 13 Figure 3 Process and Timetable for preparing the Core Strategy 14 Figure 4 Main settlements within the Western Corridor and Blackwater Valley part of the District 29 Figure 5 District Wide Map 30 Figure 6 Strategic Town Wide Structure Concept Diagram 35 Figure 7 Wycombe District Transport Issues and Vision of the Transport Network - 2026 60 Figure 8 High Wycombe Concept Diagram 61 Wycombe Development Framework Core Strategy 2008 3 Foreword 4 Wycombe Development Framework Core Strategy 2008 Foreword
Planning is about people, places, meeting our needs and caring for our environment. The Wycombe Development Framework presents a real opportunity to get things right in the future – the way we use land, the way we build, the way our town and country planning fits with other agreed plans.
We are determined that ‘sustainability’ becomes the driving force behind our decisions – sustainable communities, sustainable building – which leads to a better quality of life and helps us meet the environmental challenges of the future.
The Core Strategy is the first part of the Wycombe Development Framework which we are preparing under the new planning system. It provides the long term planning vision for Wycombe District and the overall framework within which more detailed proposals are drawn up and decisions made. Through the Imagine the Future consultations we have learned a lot about the issues that are important to you and these have helped to shape this strategy.
Councillor Mrs Lesley Clarke Councillor Mrs Jean Teesdale
Leader of the Council Cabinet Member for Planning and Sustainability Wycombe Development Framework Core Strategy 2008 5 Executive Summary 6 Wycombe Development Framework Core Strategy 2008 Executive Summary Introduction and vibrant communities, whilst conserving resources. In summary we want to achieve Imagine the Future in 2026. . . more sustainable development in the future.
Our Vision in the Community Plan is that Where should it happen? Wycombe District will be economically strong and a good place to live, work and visit. We want to:
Today, Wycombe District is a beautiful place focus new development on previously to live and work where rich heritage and developed land in our main towns and outstanding natural beauty sits sometimes villages uncomfortably side by side with diverse communities, technology and jobs. focus most new development at High Wycombe, with less in smaller The Wycombe Development Framework sets settlements out the implications “on the ground” of the Community Plan. This is a new and very sustain the amount and quality of Green different way of planning for the future by Belt and Area of Outstanding Natural listening to what local people say and linking Beauty (AONB) and give priority to social, economic and environmental protecting areas of landscape value sustainability. ensure our town centres are pedestrian The Community Plan is produced by the friendly places with good shopping, Wycombe Partnership and contains a number leisure and entertainment facilities of themes and outcomes for the District which the partnership aims to realise. (1). provide better and more sustainable How we plan now will set the seal on how transport by bus, rail, walking and cycling economic growth and strong communities can flourish without destroying the green provide quality accommodation for new environment we hold so precious for this and and existing businesses to sustain our future generations. economy
As part of this new way this Core Strategy provide new community facilities and seeks to answer 3 questions: protect existing ones
What are we trying to achieve? help our more deprived communities by securing jobs, communities facilities, Where should it happen? open space and the right type of housing
How should it happen? reserve some areas of land for future development at Abbey Barn, Terriers What are we trying to achieve? Farm and Gomm Valley in High Wycombe, and Slate Meadow at Bourne We want to safeguard what is special about End the District and the different places in the District, while tackling the very real issues and We want to safeguard what is special about problems that exist, addressing the the different places in the District: community’s needs. We also want to achieve sustainable economic development and robust In High Wycombe we want to:
1 The Wycombe Partnership is made up of the main stakeholders in the District. They are responsible for the Community Plan Wycombe Development Framework Core Strategy 2008 7 Executive Summary add Grange and Widmer Farms and Lane In the rural area and smaller towns and End Road to the Green Belt villages we want to:
take Adams Park out of the Green Belt protect the green belt, the AONB and other important landscape features make more of the River Wye and other natural features support rural communities by promoting local businesses, securing affordabl e and establish the reputation of the town as a appropriate housing, protecting university town community facilities and encouraging new ones, and encouraging rural build a new sports centre and improve diversification the mix of retail, leisure, business and How should it happen? housing We need to be sensitive about how best to establish Handy Cross as a gateway to use land to meet individual, community and the town including a new regional business needs without sacrificing our coachway environment. Consequently, we need to “get it right on the ground”. We need to develop in In Marlow we want to: more sustainable ways, demand the use of high quality, environmentally friendly designs retain its unique character as an and materials to meet community and attractive, vibrant place for residents and economic needs without destroying our visitors countryside, depleting the world’s limited natural resources or placing undue burden on protect the historic and natural openness local communities. To do this the Core of the Thames-side setting Strategy sets out policies on:
ensure any development takes place only sustaining the special landscape and within the town in support of the local character of the district and its other economy environmental assets ensuring infrastructure improvements and balance the attraction for tourists with supporting facilities are secured protecting the natural and historic securing more affordable housing than in environment the past securing quality development and more In Princes Risborough we want to: sustainable building including the use of support regeneration of the local renewable energy economy and encourage new business Figure 1 ‘Annotated Key Diagram’ illustrates support new facilities for young people in some of the key elements of what the Core the town Strategy is trying to achieve
encourage tourism Making It happen
provide appropriate and affordable We recognise that this Core Strategy cannot housing deliver what we want it to achieve on its own. Other documents in the Wycombe retain the character of this ancient and Development Framework will have to set out historic market town more detailed guidance, and it will need implementing through our day to day planning decisions. We also recognise that individuals, 8 Wycombe Development Framework Core Strategy 2008 Executive Summary other organisations and agencies as well as developers will also play a large part in delivering what we want to achieve, through their own plans and use of their resources. Figure 1 Annotated Key Diagram W ycombe Development Executive Framework Core Summary Strategy 2008 9 10 Wycombe Development Framework Core Strategy 2008 Executive Summary Wycombe Development Framework Core Strategy 2008 11 Introduction 1 12 Wycombe Development Framework Core Strategy 2008 1 Introduction What is the Wycombe Development Statement of Community Involvement - Framework? setting out how the community can be involved in the planning process 1.1 The Wycombe Development Framework is a new way of planning the future of the District. It will look to: 1.3 The relationship between these documents is set out in Figure 2 ‘The The creation of sustainable communities Wycombe Development Framework and in economic, social and environmental Associated Documents’. terms What is the Core Strategy? Bring forward a clear vision, linking from and through to the new Community Plan 1.4 This Core Strategy sets out the long term vision for the District, what we want to Bring forward an integrated strategy, achieve in different parts of the District, and linking better with strategies and plans some core policies for how we will go about of other agencies with commitment by all doing that. It has a timescale that looks ahead the relevant agencies to its delivery to 2026 – the same time horizon as the District’s Community Plan and the South East Early and ongoing engagement with Plan (the Regional Spatial Strategy). It sets communities, focusing on needs, out to answer three key questions: concerns and solutions What are we trying to achieve? Where should it happen? 1.2 It will consist of a folder of documents How should it happen? prepared at different times (called ‘local development documents’) to guide 1.5 It provides the context within which other development and land use in the District. This documents in the Wycombe Development Core Strategy is one of them. The timetable Framework are prepared. As such, it does not for preparing these documents and what they deal with specific development sites, only will deal with is set out in a published work broader areas, but does set out ‘terms of (2) programme. The other key documents are: reference’ for them. Nor does it deal with most detailed policy issues. Site Allocations Development Plan Document (DPD) – this allocates main What stage have we reached and how have development sites and identifies specific we reached it? areas to be protected from development. 1.6 This is the adopted version of the Core Detailed Development Control Policies – Strategy which has been found “sound” by a these are more detailed policies to guide government appointed inspector after an day to day decisions on planning independent public examination. In producing applications. this Core Strategy we have held extensive consultations as part of the Imagine the Future A Proposals Map – showing the sites and consultations – to inform both the Wycombe areas subject to proposals in the Development Framework and the review of documents above. the Community Plan. An important part of that was understanding the issues and considering Supplementary Planning Documents – alternative options before moving on to provide more detailed guidance on a publishing preferred options in the form of the range of issues and individual sites. draft Core Strategy. Figure 3 ‘Process and
2 This is called the Local Development Scheme – available at www.wycombe.gov.uk/planning Wycombe Development Framework Core Strategy 2008 13 1 Introduction Timetable for preparing the Core Strategy’ environmental and economic impacts of the shows the full process and timetable for the various options and ultimately this adopted Core Strategy. version. This has taken place at various stages in the process (see Figure 3 ‘Process 1.7 What we are ultimately trying to achieve and Timetable for preparing the Core Strategy’ is more sustainable development and – reference to ‘SA’). The Final Sustainability sustainable communities. To ensure that our Appraisal report is available to accompany proposals achieve this we have been this Core Strategy so that you can look at the undertaking a process of “sustainability different factors that helped us arrive at this appraisal” to consider the social, document.
Figure 2 The Wycombe Development Framework and Associated Documents 14 Wycombe Development Framework Core Strategy 2008 1 Introduction Figure 3 Process and Timetable for preparing the Core Strategy
If you would like more information please contact:
Planning Policy Wycombe District Council Freepost HY 120 Queen Victoria Road High Wycombe Bucks HP11 1BB Telephone: 01494 421158 Email: spatial_planning @wycombe.gov.uk If you would like this document in another language or format, or if you require the services of an interpreter, please contact us. Phone: 01494 421158 Wycombe Development Framework Core Strategy 2008 15 What Are We Planning For? 2
Aerial view across High Wycombe looking north 16 Wycombe Development Framework Core Strategy 2008 2 What Are We Planning For? Wycombe District in 2006 – What is the planned in the rest of the Thames Valley. District Like Now? These factors may increase significantly the extent of commuter activity in and through the 2.1 Wycombe District is a special place. It District. has a rich and historic landscape sculpted by generations of rural activities. Pre and post 2.5 ‘Appendix 1 Key Diagram’ illustrates industrial revolution industry was based in the some of the key characteristics of the District. District’s rural hinterland, focused on the once great chair making industry, which is now in Strategic Context - The South East Plan decline. It has a patch work of rural towns, villages and hamlets. Much of our District is 2.6 The South East Plan is the new spatial environmentally protected, with 71% in the planning strategy for the South East region Chilterns Area of Outstanding Natural Beauty up to the year 2026 and it will replace the and 48% covered by the Green Belt. This has Buckinghamshire County Structure Plan and resulted in more intensive redevelopment in Regional Planning Guidance for the South the urban areas to protect the Countryside. East. It provides the strategic planning framework for Local Development 2.2 Wycombe is in a prime location with Frameworks, including setting the housing excellent access to the M25/M40/M4 corridor, requirements for individual Districts. good rail links between London and Birmingham and close proximity to Heathrow 2.7 As well as providing strategic planning airport and London. However, road and public policies across the region, the South East Plan transport services need improving to address also includes policies for some key congestion and growth, particularly road and sub-regions. The south eastern part of rail links to Aylesbury and Milton Keynes to Wycombe District comes within one such the north and south into the rest of the sub-region – the Western Corridor and Thames Valley in Berkshire. BlackwaterValley. The remainder of the District falls into a residual area, the “Rest of 2.3 The District has a population of around Buckinghamshire”. The boundary between 160,000 making it the fifth largest the two areas is shown on the key diagram at non-metropolitan district in the country. The ‘Appendix 1 Key Diagram’. majority of the people live in the towns of High Wycombe, Marlow and Princes Risborough. 2.8 The full South East Plan was submitted Over 20% of households in the district to the Government in March 2006 and was comprise only pensioners. We have a subject to an independent public examination substantial, and increasing, ethnic minority from November 2006 to March 2007; the Plan population, with around 10,000 residents in is due to be finally adopted by the end of the District having family ties to Pakistan. 2008/early 2009. People of Black Caribbean origin form the (3) What Are The Issues? second largest ethnic minority community , although their number has fallen very slightly 2.9 At the start of the 21st Century there are since 1991. The Muslim faith community is (4) several key issues facing the district. We the second largest in the South East. need to plan for solutions to these issues, and this Core Strategy will set out broad policies 2.4 This is a pivotal moment in the life of to address them. The key issues are: Wycombe District and Buckinghamshire. The Government’s Sustainable Communities Plan We have an ageing and declining will see significant growth in the north of the population. We have a diverse County as part of the Milton Keynes – South population with a range of housing needs, Midlands growth area, with continuing restraint and an economy which needs a local in the south of the County. Further growth is
3 3,065 (1.89% of the population) 2001 Census 4 10,527 (6.5% of the population) 2001 Census Wycombe Development Framework Core Strategy 2008 17 2 What Are We Planning For? workforce to minimise long distance show up as problems in some parts of commuting. Local house prices are High Wycombe. In central High Wycombe increasingly beyond the means of key crime and the living environment are workers and local people. The average identified as problems. What can we do price of a three bedroom semi-detached to address these specific problems in the home in High Wycombe is over £230,000 less affluent parts of our district? with average house prices in 2005 more than 8 times average incomes. There are High Wycombe town centre and central therefore a diverse range of needs for area is going to change considerably with different sizes, tenures and types of the opening of ‘Eden’ – the town centre housing across the district. How can we expansion. Eden should not only enlarge ensure that the right types of homes are the town centre, but should also assist provided in the right places, within the the regeneration of nearby communities. context of significant planning and Marlow and Princes Risborough are also environmental constraints? significant town centres, and in the case of Princes Risborough the centre serves Wycombe has a vibrant modern a large rural hinterland. How do we make economy, no longer dependant on large sure that our town centres cope with single employers rooted in furniture these changes and remain vibrant and a manufacture. There is now a broad focus for new retail, leisure and other day based economy which is integrated with to day facilities? In High Wycombe, how the globally significant Thames Valley do we ensure the expanded town centre economic sub-region. In 2006, the district integrates better with the existing town is broadly balanced, with a roughly equal centre? number of jobs and workers. The number of jobs in the district is, however, The provision of community facilities and expected to grow whilst the number of open space in the district is a key issue. workers is expected to fall although the Several communities in High Wycombe degree to which this will happen is have limited access to community uncertain. This may take the District out facilities and open space. In particular, of the balanced situation it is currently in. Desborough in High Wycombe has been The quality of the employment land in the identified as an area with insufficient district is variable, with pockets of older amounts of open space. In rural areas, industrial premises less well suited to the there is pressure for the redevelopment needs of modern business, and some of community facilities which leaves very high quality modern business parks. villages without services and meeting Do these premises meet the needs of the places. How do we try to preserve the growing “knowledge” economy with facilities we have, meet the needs for new hi-tech, financial services, pharmaceutical community, sport and recreation facilities and high “value added” employment and address deficiencies in open space available? There is low unemployment, provision? although this masks considerable local variations and a “skills gap”. How do we ensure that the transport and other infrastructure improvements that Although Wycombe District is generally are needed as a result of new affluent, this hides some areas of special development are provided? need (referred to as pockets of deprivation). Barriers to housing and The District has a very high services are a problem in rural areas due environmental quality, demonstrated by to high house prices and a lack of public the amount of land covered by the transport in some areas. Lack of skills, Chilterns Area of Outstanding Natural education and training and low incomes Beauty. At the same time it is subject to 18 Wycombe Development Framework Core Strategy 2008 2 What Are We Planning For? strong development pressures as set out in points above. How do we improve the We have gathered a great deal of environment in areas that need it and information about the characteristics of protect the many special environmental the District, particularly in the Wycombe assets of the District? Fact Files series, and in Development Trends, and the Annual Monitoring The quality of development in the District Report. is improving, but there is potential to raise the quality of development in the District We have undertaken a number of more even further. Very few developments in detailed studies to understand particular the District use the latest sustainable issues in more depth – for example the construction techniques. How do we Wycombe Economy Study, Urban make sure that new development is more Capacity Study, and Open Spaces Study. sustainable and of a higher quality? 2.11 The Sustainability Appraisal report that How we know that these are the issues – accompanies this Core Strategy also provides our evidence base. a helpful summary of the main issues and background information. 2.10 The points above summarise just a few of the many issues and characteristics of the District that should be addressed in planning for the future of the District. In preparing this document we have tried to understand what the important issues are that we should be addressing and more specifically what the needs of the community are that we should be planning for. We have done this in a number of ways:
We have to plan within a wider strategic planning context set by Government planning policy and an emerging regional planning context in the new South East Plan. The latter is particularly important providing both a regional and sub-regional framework to work within, and will in future set out how much housing we have to provide as a District
Through the Imagine the Future consultations (parts 1-4), local people and organisations told us what the important issues are that we should be addressing in the Wycombe Development Framework and the new Community Plan.
By looking at the plans and strategies of other agencies to see how they are addressing issues and how the Wycombe Development Framework can complement what they are trying to achieve as the spatial ‘arm’ of the Community Plan. Wycombe Development Framework Core Strategy 2008 19 What Are We Trying To Achieve? 3 20 Wycombe Development Framework Core Strategy 2008 3 What Are We Trying To Achieve?
A Shared Vision For Wycombe District – High Wycombe A Sustainable Future 3.5 High Wycombe’s improved 3.1 Version 2 of the Community Plan for transport links and transformed town Wycombe District (2005) sets out the vision centre, make it a distinctive place and the (5) for the District. It was developed jointly centre for jobs, retail and leisure activities alongside the early work on this Core Strategy in southern Buckinghamshire. as part of the Imagine the Future consultation. This Community Plan vision is a shared vision 3.6 Subsequent improvements have with this Core Strategy. It is also a spatial been carried out following the successful vision – it is about what we want the District, redevelopment of High Wycombe town and the places within the District, to be like in centre, with reduced vehicle traffic, better 2026, this vision is set out in the box below. pedestrianisation and cycle routes, as well as opening up and naturalising parts of the River Wye through central High Imagine the Future in 2026… Wycombe. With its wide range of facilities and improved public transport, the town 3.2 By 2026 Wycombe District will will have been the focus for new be economically strong and a good residential development, making best use place to live, work and visit. of brownfield sites within the town.
3.3 The substantial new housing 3.7 The thriving university, a diverse requirements set for Wycombe District in but higher value economy, and better the South East Plan have been met. transport links to the North and South However, the District is still a special have all strengthened the District’s place, where outstanding natural beauty economy. The M40 is a safer, quieter and our heritage are in harmony with the motorway with improved access to the vibrant modern communities, technology District and better public transport links and jobs. The people of the District are to Heathrow and London. There is a good fitter, healthier, safer, living longer and match between local jobs and the local enjoying an improved quality of life. It is labour supply. The quality of existing a place where people still want to live, homes and the choice of new homes, work and visit. particularly affordable, have improved, whilst protecting the countryside as far as 3.4 Wycombe District has thriving rural possible. Our beautiful countryside and and urban economies, drawing on the open spaces have been enhanced by distinctive strengths of each community. positively managing the urban areas and New developments both support and enabling people to enjoy their benefits. enhance the attractiveness and sustainability of local places. Older Marlow industrial areas have been regenerated to provide modern, clean high tech 3.8 Marlow has retained its character premises for business. We have greater and reputation as an attractive, vibrant biodiversity, more effective use of rural and accessible place that meets the day energy and resources, and carbon dioxide to day needs of those who live, work and levels have been reduced. visit the town. Thanks to good stewardship, the River Thames continues to attract many visitors.
5 It is the Sustainable Community Strategy for Wycombe District as required by the Local Government Act 2000. The Wycombe Partnership, the local strategic partnership for the area which is made up of the main stakeholders in the District, is responsible for the Community Plan Wycombe Development Framework Core Strategy 2008 21 3 What Are We Trying To Achieve?
Princes Risborough environmental and economic improvements that comprise 3.9 Princes Risborough has become sustainable development, both globally the natural centre for the north of the and locally. They should achieve high District, still retaining the bustling market quality environments for the present, town environment with improved local and protect the quality of life of future facilities and services. The town has seen generations. They should contribute regeneration and change, particularly in towards and not detract from achieving economic terms, but also new housing the outcomes set out in this Core within the town that has secured its Strategy long-term vibrancy.
Rural Areas
3.10 Our rural areas have stayed rural. Indicators The rural towns and villages have retained their unique identities and benefit The quality of life indicators from improved access to services and monitored through the Wycombe better public transport and facilities. Local Community Plan (Version 2). enterprise continues to be encouraged, and further diversification encouraged in Delivery the rural economy. More affordable housing has been provided in our villages Through the other policies in this for local people and the special character Core Strategy and in other local and quality of the countryside has been development documents in the WDF. maintained and enhanced. The Chilterns Through the work of a wide range of has retained its outstanding natural agencies and organisations across beauty and has a thriving rural life. the District.
The overarching principle of this Core Strategy and of all other documents prepared in the Wycombe Development Framework is to achieve sustainable development. For Wycombe District this means:
3.11 A District where social, economic and environmental regeneration and change within our urban and rural areas is responsive to the diverse needs of our communities Policy CS 1 reduces deprivation and leads to a better quality of life. Overarching Principle - Sustainable Development 3.12 More specifically, a District where we achieve sustainable development and use of land that ensures: The Council will expect development and other activities that affect the The diverse existing and future spatial quality of the District to needs of our communities are contribute positively to the social, addressed, with access to 22 Wycombe Development Framework Core Strategy 2008 3 What Are We Trying To Achieve?
facilities improved and the gap 3.17 The outcomes for this Core Strategy between the better off and less are set out on the next page explain more well off communities being about what the vision means - what we significantly narrowed. actually want to achieve and the differences The use of natural resources and people will see “on the ground”. The energy are minimised, and more relationship between these outcomes and the ‘sustainable’ building promoted, themes and outcomes set out in the playing our part in addressing Community Plan are summarised in climate change, and ensuring the ‘Appendix 5 How the Outcomes are Delivered’ environmental limits of the District are respected. There is a prosperous and diverse economy with a broad balance and good linkage between local jobs and local labour supply. We create quality places with better environments in which people live, work and visit.
3.13 In short we want more sustainable communities where people choose to live, work, and visit, now and in the future.
3.14 The more specific outcomes below and the policies to deliver them in this Core Strategy and other documents that will make up the Wycombe Development Framework will be orientated to ensuring the achievement of sustainable communities.
Outcomes
3.15 The Community Plan has six main themes, abbreviated to the acronym “SHARPA”:
Safe Communities Healthy Communities Attractive Environment Responsive Approach Prosperous and Learning Communities Accessible Places
3.16 Under these themes are a number of outcomes for the District, as well as those outcomes that the Wycombe Partnership aim to pursue by 2011. Wycombe Development Framework Core Strategy 2008 23 3 What Are We Trying To Achieve?
Core Strategy Outcomes
Community Needs Addressed
Homes provided to help meet local needs , especially affordable housing – providing sufficient homes to meet our strategic requirements up to 2026 as set out in the South East Plan Deprivation reduced and regeneration facilitated – particularly in Castlefield, Green Street, The Pastures, Bowerdean and Wycombe Marsh areas of High Wycombe, and in Lane End; and access to housing and services in rural areas improved Community infrastructure is provided, improved and protected , including sports and open space facilities - reducing social exclusion, improving the health of the population, and addressing deficiencies in open space and other provision. Public transport and routes for pedestrians and cyclists improved and reliance on the car reduced Communities involved in the planning decisions that affect them
Resources Conserved
Brownfield development optimised and brought forward before greenfield sites Sustainable construction and use of renewable energy secured, with the recycling of all resources required Higher density and higher quality developments achieved at the same time Development focused on town centres, particularly High Wycombe, and locations most accessible by non-car modes Biodiversity maintained, enhanced and created, with important sites protected and biodiversity improved in our urban areas The risk of flooding avoided, particularly in areas close to the River Thames and River Wye.
A Prosperous Economy
Jobs, labour and housing broadly balanced - with a good linkage between jobs provided locally and local labour supply so the District neither becomes a dormitory area nor overheats, thus avoiding excessive in-commuting ‘Smart’ economic growth encouraged- economic growth that limits the need for additional land and labour whilst maintaining a diversified economy Local skills and labour harnessed Congestion minimised and transport improvements secured
Quality Places
Quality environments created – where people live, work, shop and spend their leisure time. Countryside protected and enhanced , and access to it improved – particularly the Chilterns Area of Outstanding Natural Beauty (AONB), the countryside around our towns and villages, and by the River Thames ‘Greening’ of the urban areas achieved and the green infrastructure of the District maintained and enhanced Places of distinction created and local character and identity protected and enhanced Our heritage conserved and celebrated 24 Wycombe Development Framework Core Strategy 2008 3 What Are We Trying To Achieve? Wycombe Development Framework Core Strategy 2008 25 Where Should It Happen? 4
Princes Risborough
High Wycombe
Marlow
Cities Revealed ® copyright by the GeoInformation Group. © Crown copyright. All rights reserved. 100023306. 2008. 26 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? Introduction Steering Development to the Most Sustainable Locations 4.1 Having identified the overall vision and outcomes that we want to achieve, this section sets out where in broad terms we believe it should happen. This is done in three ways: Policy CS 2
1. Steering development to the most Main Principles for the Location sustainable locations - setting down some of Development guiding principles for where development and change should occur to meet the “The principal focus for new needs of the District development will be High Wycombe (including the adjoining settlements 2. Making Places Better - outlining what we of Downley, Hazlemere/ Widmer want to achieve in the different places in End/Tylers Green, Loudwater and the District Wooburn Green). The emphasis in this area will be on: 3. Meeting community needs in the right regenerating and transforming key places - providing more detailed guidance areas of change at High Wycombe, on where particular forms of development as shown in Figure 6 ‘Strategic should take place and where Town Wide Structure Concept development could take place in the Diagram’ and set out in Policy CS longer term. 4 High Wycombe Areas of Change; 4.2 Some of the requirements that we have and to plan for have not yet been agreed, such as respecting and improving the the amount of new housing – this will be set physical and community identity down in the South East Plan. However the of the adjoining settlements and policies below are written to give a clear preventing further coalescence. indication of the approach we will take to meeting those needs without, at this stage, having to know the precise level of In identifying land for development at development to be planned for. The Wycombe High Wycombe, the main emphasis Development Framework Site Allocations DPD will be upon the re-use of previously will, in due course, aim to identify sufficient developed land. However, greenfield sites to meet the requirements, following the land at the reserve locations may be approach set out in this Core Strategy. allocated as and when necessary to achieve secure supplies of land to 4.3 For each of the issues dealt with below, meet the development needs of the the policies are set out first. Indicators to show District. how we will assess progress in delivering the policy are then set out together with a In all cases: statement of the main way that the policy will be delivered. Additional text then sets out the sites must be well located in justification and any additional explanation of relation to jobs, services and the policy. facilities and in the most accessible locations for transport by non-car modes; and Wycombe Development Framework Core Strategy 2008 27 4 Where Should It Happen?
full regard will be had to Quantities and percentages of new environmental assets, constraints residential development within:- and opportunities; and walking distance and existing infrastructure and services must have adequate 30 minutes travel by public transport capacity to serve the new of a GP/health centre, hospital, developments, or secure primary and secondary schools, and arrangements for appropriate a significant concentration of increased capacity must be in employment. place. Delivery At Marlow, Princes Risborough and the other smaller settlements identified Through site allocations in the Site in Policy CS 7 ‘ Rural Settlements and Allocations DPD and other relevant the Rural Areas ’, development will be documents on a smaller scale and of a character Through the operation of commensurate with the size and development control and investment relative sustainability of the by private developers and registered settlements. social landlords Elsewhere, the emphasis will be on protecting the rural character of the Settlement boundaries to be defined District. Development will only take in the Site Allocations DPD place where it supports the rural economy and the vitality of local communities and is compatible with 4.4 The strategic context for Wycombe policies for protecting the Green Belt, District is provided by the emerging regional the Chilterns Area of Outstanding spatial strategy – the South East Plan. This Natural Beauty and other rural parts places the south eastern part of the District of the District. within the wider Western Corridor and Blackwater Valley sub-region, one of the most successful and dynamic parts of the South East in economic terms. 90% of the housing Indicators growth required of the District by the South East Plan will therefore take place in this area. Quantities and percentages of new residential and business developments 4.5 Most of the District’s growth will be taking place on brownfield and greenfield concentrated at High Wycombe, which has sites (respectively) in the following areas:- the greatest concentration of jobs, services, and transport and other facilities and is High Wycombe urban area, therefore the most sustainable location for growth. Reflecting those factors, High Marlow, Wycombe is identified in the South East Plan as a regional hub. This role is to be supported Princes Risborough, and developed by (a) prioritising measures to increase accessibility by public transport, the “identified rural settlements” and walking and cycling, (b) encouraging higher density and/or mixed land uses in order to the remainder of the District. create ‘living centres’, (c) prioritising the development of high quality interchange 28 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? between modes of transport, and (d) focusing previously-developed land within urban areas new housing development in locations close and the other larger settlements, insofar as to or accessible by public transport. this is compatible with any site-specific constraints and limitations. These are the 4.6 The emphasis of growth at High most sustainable locations for development. Wycombe will be on urban regeneration, and However, in order to secure an adequate restructuring, selective intensification and supply of land to meet the development needs consolidation - ie “urban renaissance”, of the District it may also become necessary particularly within the key areas of change to allocate land at the reserve locations identified in this strategy. Opportunities for identified in Reserve Locations for Future the outward growth of the town are limited by Development. These are mainly on the edge the constraints of the Chilterns Area of of High Wycombe. Outstanding Natural Beauty and the Metropolitan Green Belt. However, some 4.10 On present known requirements it is limited areas on the edges of the town have unlikely to be necessary to identify any long been safeguarded for future development significant areas of greenfield land, other than and may need to be drawn upon at the reserve locations, much before the final appropriate dates in order to meet the needs years of this 20-year Core Strategy to 2026. of this strategy. If this were to become necessary this strategy would probably need to be subjected to a 4.7 As shown in Figure 4, a number of fundamental review, following a reappraisal distinctive settlements/ communities either of other growth options taking account of a adjoin or are closely adjacent to High wide range of planning and environmental Wycombe. These are Downley, constraints, including Green Belt. Hazlemere/Widmer End/Tylers Green, Loudwater and Wooburn Green. In core strategic terms these are part of the wider urban area of High Wycombe. However, any development at these settlements must respect and contribute to their physical and community identities.
4.8 Outside High Wycombe development will be on a much smaller scale. At Marlow and Princes Risborough development must be consistent with the aims of the community strategy (see paragraphs 3.1 – 3.8). Elsewhere in the District it should be of a scale and character commensurate with the size and relative sustainability of individual settlements in terms of their range of services, facilities and employment and their access to public transport. In arriving at this approach a range of options were reviewed through the sustainability appraisal process, including reviewing in broad terms the relative sustainability of the main settlements. This work is set out in the Final Sustainability Appraisal report.
4.9 The Core Strategy reflects national and regional emphasis on making the most of development opportunities on Figure 4 Main settlements within the Western Corridor and Blackwater Valley part of the District W ycombe 4 Where Development Should Framework It Core Happen? Strategy 2008 29 30 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? Figure 5 District Wide Map Wycombe Development Framework Core Strategy 2008 31 4 Where Should It Happen?
Making Places Better needs in mind, reducing the impact of roads and traffic, whilst Wycombe District is made up of many 4.11 ensuring satisfactory operation of different places and communities. Some, both the highway network urban and rural, are in need of regeneration 4. Inheritance – To preserve and use and have areas of particular need of one form existing natural, historical and or another that need addressing. Others cultural assets as catalysts for already have special qualities where the further regeneration across the emphasis is on conserving and enhancing town what we have. There is not a “one size fits all” 5. Structure - To give the town a approach. This is reflected in the following clear spatial structure for future policies for different parts of the District. growth and change that positively exploits existing axes of activity, Policy CS 3 improves the relationship and connections between town and High Wycombe Principles country (including opportunities created by the River Wye and New development should contribute Hughenden Stream), and towards meeting the following safeguards the setting of the town objectives for High Wycombe: 6. Communities – To ensure local 1. Image – To transform people’s communities and perceptions of the town, creating neighbourhoods have access to a diversity and richness of uses a good range of local facilities, that satisfies community needs benefit from “tranquil” streets and enhances the natural and built away from main routes, and see environment the specific issues in our 2. Focus – To strengthen the role of communities of greatest need High Wycombe as a sub-regional addressed. centre and act as a focus to 7. Sense of Place – Ensure new provide facilities to meet the development achieves positive needs of the District, including: “place-making” and has a clearly identifiable character, including a. New housing development b. Economic regeneration and a. recognising the unique role growth of the Chilterns valley landscape c. Retail and leisure development b. reducing the visual divide between the surrounding d. New development to support landscape and the townscape higher and further education of High Wycombe through including development of the positive integrated structural Bucks New University and planting relocation of Amersham and Wycombe College to a central c. conserving trees and location. woodlands, particularly on prominent hillsides and in key e. A new Sports Centre corridors 3. Movement – To re-establish High Wycombe as a ‘People Place’, where people on foot, cycle and using public transport enjoy a street network designed with their 32 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? 4.15 High Wycombe is due to undergo Indicators major change in the future, transforming parts of the town. This includes the major expansion See Policy CS 4 ‘High Wycombe Key of the town centre shopping area – the new Areas of Change’ ‘Eden’ development. Bucks New University want to redevelop and expand their facilities Delivery in the centre of High Wycombe, bringing potentially major benefits to the town. There See Policy CS 4 ‘High Wycombe Key is also a need to replace the existing Areas of Change’ Wycombe Sports Centre. The town is also likely to be the focus for new housing and ongoing economic regeneration. Conversely 4.12 Through Policy CS 3 ‘ High Wycombe there are also issues that need to be Principles ’ we want High Wycombe to addressed. Some areas of the town suffer become a place of distinction. For many years from long term unemployment. Some of our the potential of the town has not been fully communities have particularly significant recognised and exploited. We want to turn this needs – these “pockets of deprivation” are situation round, by taking advantage of: small parts of the town which are in the bottom 25% of certain of the national indices of It's natural assets – including the multiple deprivation. These are in Castlefield, nationally rare chalk streams (6) of the Green Street, The Pastures, Bowerdean, and River Wye and Hughenden stream, and Wycombe Marsh areas and are the focus for its Chiltern valley landscape setting (with the “Raising up Communities” initiative. There its topography, trees and views) and its are other areas of the town which, while not cultural and architectural character. falling within these indices of deprivation, have their own specific community issues and Its economic and locational strength – needs, or where such issues may arise in the including the skills of its workforce, its future. It is important that wherever possible proximity and good links to London, new development contributes towards Heathrow, and Oxford, and its position addressing these issues. between the Milton Keynes and South Midlands growth area, and the 4.16 In response to this a town Masterplan (7) economically strong Thames Valley. Vision was drawn up focusing on three areas of anticipated greatest change and activity in Its proposed regional transport hub status the central area of the town. Work was also in the South East Plan. commissioned on a fourth area, the M40 Gateway (8). The aim of this work was to ensure The wide cultural diversity of its that the anticipated changes can be achieved population and strength of its as part of a strategy that co-ordinates communities. opportunities and provides clear guidance for future investment and infrastructure, 4.13 We want a place where people choose development of sites and regeneration of to live, work and visit. areas. These three key areas of change are illustrated in Figure 6 ‘Strategic Town Wide 4.14 Figure 6 ‘Strategic Town Wide Structure Concept Diagram’ and on ‘Appendix Structure Concept Diagram’ illustrates the 1 Key Diagram’. structure and some of the key assets of the town, including its important transport linkages and green infrastructure.
6 See the Buckinghamshire Biodiversity Action Plan (2000) which highlights the biodiversity value of such streams 7 See High Wycombe Town Masterplan Vision (2004) and Re-Shaping High Wycombe – Stage Two of Developing a Masterplan for High Wycombe (Sept 2005) 8 See M40 Gateway (Background Paper) (Sept 2005) Wycombe Development Framework Core Strategy 2008 33 4 Where Should It Happen? 4.17 This and other work has also helped us to understand the wider role and structure of the town. It is important that these changes i. Sense of place – Provision of a are set within this wider context for the firm place-making and urban town. Policy CS 3 ‘ High Wycombe Principles design framework to ensure that ’ sets out the objectives for the town that we individual developments want to achieve. Policy CS 4 ‘High Wycombe contribute to a coherent and Key Areas of Change’ sets out (in three parts) recognisably distinctive sense of what we want to achieve in three key areas place for Desborough. of change in the town. We recognise that the ii. Integration - Ensure that as the vision for the town set out in these two policies Desborough Area develops it will take time to deliver. Whilst some may be integrates with the expanded town delivered early on in this plan period, some centre, including improved will take much longer. It is essential that as east/west pedestrian and cycle development opportunities arise they links. contribute towards achieving the overall iii. Open Space - Provision of a new objectives set out in Policies CS 3 High open space in the eastern part of Wycombe Principles and CS 4 High Wycombe the Desborough area to address Key Areas of Change. existing deficiencies. iv. The Wye - Opening up of the River 4.18 One of the objectives of this policy is Wye to re-establish and enhance to open up the River Wye and Hughenden its biodiversity value and provide Stream creating high quality river corridors. continuous public access along it. These streams however suffer from low flows, v. Economic and social regeneration due in part at least to excessive abstraction, - Regeneration of employment as well as the fact that they are chalk streams. areas, including appropriate mixed The Council will work with the Environment use development whilst retaining Agency to address this problem. core business areas, complemented by the Policy CS 4 conservation of the industrial heritage and provision of locally High Wycombe Key Areas of relevant economic and community Change benefits. vi. Vista - Enhance the environmental Within the following three key areas of quality of the formal vista of the change, development should West Wycombe Road. contribute towards achieving the following:
4.19 This area is diverse culturally and in terms of land uses, mixing local shops, residential, industrial and other employment Policy CS 4.1 uses. It benefits from a thriving business community. The Green Street area is identified High Wycombe Key Areas of in the Community Plan as an area of Change - Desborough Area deprivation particularly in relation to crime and disorder and the environment. The eastern (See area 1 on figure 6) part of the area is in a critical area of open space deficiency. There is a particular need to ensure provision of some larger family housing to meet the needs of the ethnic community. 34 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen?
4.20 The Desborough Road area will re-establishing biodiversity, experience increasing development interest through structural planting and with the construction of ‘Eden’, which needs linear green spaces to be used to the area’s advantage. There are v. Renewables – take the opportunity development opportunities within the Green of the major redevelopment sites Street area, and the eastern part of Sands, in this corridor to provide including existing employment areas. These renewable energy generation opportunities should be used to help to installations to serve the new address local needs, including delivering developments. environmental improvements.
4.21 More specifically, the River Wye is 4.22 The concurrent availability of two major currently unavailable for public access along employment sites, the former Compair and most of its length, and is of low biodiversity De La Rue sites off Hughenden Avenue, value. Recreating this as a green link for provides a unique opportunity to restructure recreational and biodiversity purposes will this part of the town. They also represent the provide a significant improvement to the only existing major area of land for business environment of the whole of the ‘Desborough’ on the north side of the railway line, in a area, along with the provision of a substantial location that benefits from good access to the open space to address the needs of the area. town centre and the new bus station. As such The West Wycombe Road is a key route into it is important that a core of land for business and out of the town and benefits from a formal and other employment generating activities vista looking up to the mausoleum. However, are retained in this corridor and the more could be done to improve the opportunity taken to locate uses that benefit environmental quality of this key transport from its accessibility. corridor. 4.23 The volume of traffic combined with Policy CS 4.2 the width of the Hughenden Road generates challenges in the provision of road capacity High Wycombe Key Areas of for public transport use. The provision of a Change - Hughenden District new avenue through the redeveloped corridor will create more capacity for public transport (See area 2 on figure 6) by removing some traffic from Hughenden Road and improving residents’ quality of life. i. New Access - Establish a new access road into the town centre 4.24 The Hughenden Stream suffers from providing prominent frontage for low flows due to excessive extraction which the redevelopment sites need to be addressed, but provides a major ii. Core Business - Retain a core of opportunity as a focus for a green corridor business use in the corridor through the area and improved pedestrian and through redevelopment of the cycle access. industrial sites iii. Hughenden Stream - Make the most of the environmental asset of the Hughenden stream, including opening up the stream and provision of pedestrian and cycle access along it where it is in the public domain iv. Green Corridor - Establish a green corridor bringing the quality of Hughenden Park into the town, Figure 6 Strategic Town Wide Structure Concept Diagram W ycombe 4 Where Development Should Framework It Core Happen? Strategy 2008 35 36 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? Policy CS 4.3 quality accommodation for businesses. High Wycombe Key Areas of viii. Synergies between major Change - M40 Gateway development sites – considering the potential for major (See area 3 on figure 6) development sites in the gateway to play complementary and i. Gateway to the town - establishing mutually-supporting roles and the Handy Cross junction and its ensuring that all such environs as a celebrated entrance opportunities are seized. to the town with high quality new buildings heralding a sense of arrival 4.25 The M40 Gateway area is an area of ii. Improved highway network - in opportunity but also an area where issues particular addressing the need addressing. Access to the area by public problems of the Handy Cross transport is relatively poor, and there are traffic junction and enabling the optimum problems associated with the Handy Cross use of potential junction. There are areas of open space development/redevelopment sites deficiency in parts of the area. In addition iii. Better access to public transport Cressex Business Park is the largest - providing new and improved employment area in southern facilities to remedy existing Buckinghamshire, and a key part of the local deficiencies and to improve the economy. However there are a number of sustainability of new development and redevelopment opportunities developments in the area that can help to address these iv. Coachway and Park and Ride - issues. providing facilities to tap into the The area is particularly well placed to potential of the regional coach 4.26 provide a regional coachway/park and ride network, support the town centre interchange to enable enhanced inter-urban and M40 gateway area coach services. This is supported by the development/redevelopment Regional Transport Strategy, but needs to be proposals and the role of the town supported by improved public transport as a proposed regional transport provision linking this new transport hub to the hub centre of High Wycombe. v. Access to Public Open Space - remedying existing deficiencies 4.27 Handy Cross is also an important and ensuring new development gateway into the town, and to the District as makes appropriate provision a whole. At present there is no sense of vi. Renewables - take the opportunity ‘arrival’ or any sense of quality. The of the development of major sites redevelopment opportunities here will be able in this corridor to provide to result in a qualitative shift which will present renewable energy generation a greatly improved welcome to the town and installations to serve the new the District. Such a change should however developments and where possible respect the adjoining Area of Outstanding the wider area. Natural Beauty. It is essential that any vii. Cressex Business Park – proposals for the area are fully assessed for concentrate business use, along their impact on the local and trunk road with other non-B uses which are network, including the Handy Cross motorway ancillary to the business uses. In junction. The assessment should identify any the longer term, facilitate mitigation measures directly necessitated by redevelopment of parts of the the proposals and the means of implementing business area to produce higher Wycombe Development Framework Core Strategy 2008 37 4 Where Should It Happen? them, including making or contributing to any Through work with local businesses appropriate proposals to improve accessibility and the business community to to the area by sustainable non-car modes. deliver locally relevant jobs
(Policies CS3 and CS4) Through the ‘Raising up Communities’ initiative in identified areas of deprivation Indicators
Provision of a new Sports Centre
Provision of a redeveloped and expanded university
Provision of a new open space in the Desborough area
Position of High Wycombe Town Centre in the national retail indices Policy CS 5
Regular review of the quality of key Marlow developments in these areas and delivery of key environmental Marlow should remain an attractive, improvements outlined in the policies vibrant and accessible place that meets the day to day needs of those who live, work in or visit the town. In Delivery particular development will be Through close working with other expected to contribute towards agencies, the local community and meeting the following objectives for the private sector to deliver change the town: and regeneration 1. The River Thames – Make the Through site allocations and policies most of the town’s Thames-side in other Local Development location by: Documents a. safeguarding its historic riverside and river valley Through the development control setting process b. encouraging the regeneration Through appropriate use of the of the river landscape and its Council’s own land holdings and land uses, including public access acquisition powers to the river and riverbanks c. supporting and enhancing the Through developer contributions tourist industry d. protecting the floodplain Through project work and around the town from environmental enhancements development e. protecting and conserving the Through close and co-ordinated work biodiversity (in terms of both with Buckinghamshire County species and habitats), and the Council as the highway authority and landscape qualities of the through the Local Transport Plan river and its setting 38 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen?
2. Transport – ensure that the town 4.28 Marlow is a vibrant place with many is not dominated by vehicular assets, not least its historic core and its setting traffic, through appropriate traffic both on the banks of the River Thames and management and addressing the edge of the Chiltern Hills. It has a strong parking problems, and economic base aided by its strategic location encouraging greater walking and in the Thames Valley with good cycling and use of public transport communications to the nearby Berkshire 3. Business - Maintain the strength towns. It has a lively town centre which, of the town as a local employment together with its riverside setting, is popular centre in the Thames Valley, with tourists. making best use of business land 4.29 Some of its strengths also result in 4. Town centre - Maintain the vitality problems – such as traffic congestion in the and viability of the town centre, town centre and Globe Park and house prices conserving its historic core and that are some of the highest in the District. It improving its facilities and is also a constrained town in terms of its services to better serve the local development potential - constrained by the catchment floodplain on its southern side, the Chilterns 5. Housing – ensure that the limited Area of Outstanding Natural Beauty to the opportunities for providing north and west, and by the Green Belt on all housing in the town address the sides. needs of the community, particularly for affordable housing 4.30 The strategic approach in Marlow is 6. Country Park – facilitate the one that does not involve major change but provision of a country park on the seeks to support and maintain its assets and Little Marlow Gravel Pits area make the most of opportunities to address the problems, within a limited land supply situation. One opportunity is the potential to create a country park in the Little Marlow Indicators Gravel Pits area, bringing significant environmental and recreational benefits to the Level of housing, business and retail area. and town centre uses development in the town Implementation of transport schemes for Marlow as set out in Local Transport Plan action plans
Delivery
Through close working with other agencies, the local community and Policy CS 6 local businesses Through site allocations and policies Princes Risborough in other Local Development Princes Risborough will be Documents strengthened as a vibrant market town Through the development control at the heart of a network of sustainable process communities. The following six Through close and co-ordinated work headings identify the main areas for with Buckinghamshire County policy development through the LDF Council as the highway authority and and other appropriate mechanisms: through the Local Transport Plan 1. Community Wycombe Development Framework Core Strategy 2008 39 4 Where Should It Happen?
a. Identify specific opportunities a. Develop new tourist facilities, to provide a minimum of 480 capitalising on the town’s new dwellings (possibly as location on the edge of the part of mixed use Chiltern Hills near to the developments), particularly Ridgeway long distance affordable housing including footpath, including: homes catering for the needs of younger people i. in the vicinity of the b. Reinforce the strength of local railway station to schools and provide facilities complement the Chinnor and services for young people railway in the town ii. a range of tourist c. Improve built sports facilities facilities in the town and open space provision centre d. Ensure that there is adequate b. sewage treatment capacity to Promote the image of the cater for wastewater flows town as ‘A town fit for a generated by new Prince’ developments. 5. Town Centre 2. Economy a. Encourage limited new retail a. Facilitate regeneration and development in or on the edge optimal use of the existing of the town centre to improve business areas in the town so its vitality and viability that key businesses are 6. Environment retained and new targeted businesses and business a. Safeguard the historic core of sectors are encouraged and the town and its Chiltern supported through the escarpment setting, provision of a range of reinforcing the town’s business premises and distinctive sense of place availability of advice and b. Create a simple structure for support. the town, maintaining the accessibility of the town 3. Transport and Access centre and improving the interconnectivity between key a. Review the key transport parts of the town. issues in the town, including the divisive effect of through traffic on the A4010 passing through the heart of the town, (as part of a strategic review) Indicators and the relationship between vehicles and pedestrians in Level of housing, business, retail and the High Street and town town centre uses, tourism and centre community facilities development in b. Improve access to the station the town and secure appropriate levels of station car parking
4. Tourism 40 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen?
Implementation of transport schemes town has offered physical stability but at the for Princes Risborough as set out in expense of recent and continuing social and Local Transport Plan action plans, economic problems that have started to affect including strategic review of the some aspects of the quality of life in the town A4010. that its community are seeking to protect. School rolls are falling; household size is Long term review of degree to which falling and the population is ageing; house outcomes above have been achieved prices are rising forcing young people out of the local housing market and there has been little affordable housing development; less Delivery money is spent locally in shops and other services; and there are concerns over the long Through close working with term economic base of the town. Buckinghamshire County Council on transport matters, including through 4.32 Between 2002 and 2004 the local the Local Transport Plan community in Princes Risborough, working in partnership with other agencies and Through a strategic review of the organisations including the District Council, traffic and transport implications of undertook a community-wide appraisal as part major growth in Aylesbury and Milton of the Countryside Agency’s Market Town Keynes initiative. The appraisal reached a wide spectrum of the community. Out of that work Through close work with the it has developed a vision for the town which community, including the Risborough focused on issues such as the environment, Area Community Action Group and transport and access, local economy, and other agencies community, young people and social issues.
Through site allocations in the Site 4.33 The Risborough 2035 study (9) has been Allocations DPD carried out to provide a co-ordinated framework for bringing about regeneration and Through the development of change, particularly in economic terms, that strategies and proposals building on seeks to ensure that the long term vibrancy the findings of the Risborough 2035 of this market town is secured. The Study study. identified many of the above issues as challenges facing Princes Risborough which Through the development control need to be addressed if it is to find a role as process a sustainable focus for the northern part of Through economic development and the District. The Study set out a vision for the business support agencies, including town which had four strands: the District Council, Business Link, The retention of young and creative Learning and Skills Council and minds in the town as the bedrock of its SEEDA. future growth and development;
The reinforcement of the economy of the 4.31 Princes Risborough and the town and its strength as a centre for surrounding area are facing challenges. It lies manufacturing, trade and services; just to the south of Aylesbury where major growth is planned with potentially significant implications for the town, not least in terms of additional traffic. A period of relative quiet in terms of new development and change to the
9 Risborough 2035 Study, prepared by David Lock Associates Wycombe Development Framework Core Strategy 2008 41 4 Where Should It Happen?
The creation of a high quality public realm 6. ensuring new development as the basis for social and business respects the particular character inter-trading and the exchange of and sense of place of villages and information and ideas; hamlets 7. strictly controlling development The re-establishment of a simple, in the open countryside comprehensible and logical structure for 8. protecting and enhancing the the town. environmental assets of the rural areas (see Policy CS 17 ‘ 4.34 These strands are reflected in the provisions of Policy CS 6 ‘ Princes Risborough Environmental Assets ’) ’.
Policy CS 7 Indicators
Rural Settlements and the Rural Number of dwellings provided on Areas rural affordable housing exceptions schemes The rural settlements and rural areas of the District will be sustained by: Changes in community facilities provision 1. supporting the retention of local community facilities and encourage the provision of Delivery necessary new facilities 2. providing housing within Bourne Through work with local End/Wooburn, Flackwell Heath, communities, especially Parish Great Kingshill, Marlow Bottom, Councils, and a wide range of Lane End, Naphill/Walter’s Ash, agencies such as Buckinghamshire Stokenchurch and Longwick, and County Council, Buckinghamshire identifying opportunities for Community Action and Registered provision of rural exceptions Social Landlords to deliver specific affordable housing schemes initiatives where there is a proven need Through the implementation of the 3. supporting rural transport Local Transport Plan, AONB initiatives that improve Management Plan and a range of accessibility other strategies 4. supporting implementation of rural traffic management initiatives to Through the preparation by local protect local character and communities of Parish Plans and prevent rat runs involvement in the grassroots 5. supporting the rural economy community planning process to (including rural tourism) by: understand and highlight local needs
a. facilitating and encouraging Through the preparation by local appropriate farm communities of Village Design diversification schemes Statements, and adoption of the key b. provision of other planning guidance with them by the opportunities for businesses Council in Supplementary Planning to operate in appropriate, Documents (SPD). sustainable locations 42 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen?
Through policies and site allocations Meeting Community Needs in the in other Local Development Right Places Documents, including a review of rural diversification policies Policy CS 8
Through the development control Reserve Locations for Future process Development
1. The following are identified on the 4.35 The rural areas make up the most of Key Diagram ( ‘Appendix 1 Key the land area of the District and are one of its Diagram’) as reserve locations for biggest assets, not least because of the future development (not listed in Chiltern Hills which are nationally recognised priority order). as an Area of Outstanding Natural Beauty. a. Abbey Barn North, High Policy CS 17 ‘ Environmental Assets ’ sets Wycombe out how we intend to protect and enhance the b. Abbey Barn South, High environmental assets of the rural areas. Wycombe 4.36 The rural areas are also living, working c. Gomm Valley, High Wycombe communities. They include a number of small d. Slate Meadow, Bourne End towns, villages and hamlets which have their e. Terriers Farm, High Wycombe own issues and special needs to address. Issues include the lack of affordable housing for local people, lack of access to public The Site Allocations DPD will consider transport, loss of local community facilities, the extent of any development needs and major changes in the nature of the rural that may require to be met at these economy. Parts of Lane End are specifically locations, any local constraints to their identified as being in the lowest 25% in the development, the nature and timing of country in respect of education, skills and any allocations, the exact boundaries training. However, issues also vary from one of any land to be developed, and the community to another, and the Council relative priorities between/phasing of welcomes the initiative of many parishes in the sites. undertaking local parish appraisals and Before release of any land at these preparing Parish Plans. It is important that the locations all necessary infrastructure outcome of this local community work will need to be provided, including influences the Wycombe Development solutions that deliver sustainable Framework, including specific site allocations transport modes and minimise and designations, and also the plans of other congestion. agencies.
4.37 Policy CS 7 ‘ Rural Settlements and the Rural Areas ’ sets out a framework for Indicator what we want to achieve in these rural settlements and areas to address these Total areas of potentially developable issues. Delivery of these outcomes will require land available at the reserve co-ordinated action with individual local locations communities and agencies
Delivery Wycombe Development Framework Core Strategy 2008 43 4 Where Should It Happen?
Detailed identification of safeguarded while at Slate Meadow there is a designated land in Site Allocations DPD village green and parts of the area are within Monitoring of development needs in a higher risk zone for flooding. These and Annual Monitoring Report with review any other relevant constraints will need to be of reserve locations through a review carefully taken into account in any future of the Site Allocations DPD development of these areas.
4.38 Areas of land around High Wycombe Policy CS 9 have long been excluded from the Green Belt and treated as land safeguarded to meet Green Belt future development needs beyond the timescale of successive plans. While the main 1. The Green Belt will be protected emphasis continues to be on development of from inappropriate development, previously developed land within urban as defined by Government policy. boundaries, needs arising from the South East Land is added to the Green Belt Plan to 2026 are likely to generate a at: requirement to draw upon some or all of these a. Grange and Widmer Farms, areas by that date. Some formerly High Wycombe and safeguarded locations are no longer regarded b. Lane End Road, High as appropriate for future development and are Wycombe being taken into the Green Belt (see Policy CS 9 ‘ Green Belt ’). However, the locations listed above are now to be treated as a pool Land is removed from the Green Belt of reserve land that may be allocated in whole at Adams Park. The detailed or part through the forthcoming Site boundaries of these sites are shown Allocations DPD, or future reviews of it. Work on the maps at ‘Appendix 2 Changes undertaken for the Site Allocations DPD will to the Proposals Map’, will be shown therefore need to consider the nature and on the proposals map, and will be timing of any needs to allocate these areas carried through into the Site for development, any local constraints to their Allocations DPD. development, the exact boundaries of any land to be developed, and the relative priorities between (and the phasing of) any allocations at these locations. Target/Indicator
4.39 Any proposed development at the No strategic changes to the Green reserve locations must provide for necessary Belt in the forthcoming Site accompanying infrastructure, especially that Allocations DPD other than those which supports communities and provides for highlighted above sustainable transport solutions.
4.40 It should also be recognised that the Delivery reserve locations all have individual constraints on the amount of development Any appropriate minor changes to which they can accommodate. At Abbey Barn Green Belt boundaries to be defined North landscape and ecology considerations through an appropriate Site provide significant limits to the developable Allocations DPD area. At Abbey Barn South, there are major issues of transport accessibility, and woodland places a substantial limit on the developable area. At Terriers Farm there is an important 4.41 The Council supports the protection of need to retain a green wedge through the site the Green Belt and the five purposes for its designation set out in Government policy in 44 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? PPG2, and will protect the Green Belt from 4. To preserve the setting and special inappropriate development. The South East character of historic towns Plan indicates that the Wycombe area is one 5. To assist in urban regeneration by where small scale reviews can be undertaken encouraging the recycling of derelict and through the process of Local Development other land. Frameworks. However, exceptional circumstances will still need to be 4.44 The land to be removed from the demonstrated for any changes to Green Belt Green Belt is the built-up area and boundaries, as required by PPG2. Based on hard-surfaced surroundings of Adams Park current expectations of future development Stadium, the home of both Wycombe requirements, it is not expected that a Wanderers FC and London Wasps RUFC. comprehensive strategic review of the Green The open hillside car park will remain in the Belt will be required, if at all, much before the Green Belt. The construction of this end of the core strategy timescale to 2026. substantial stadium has removed the essential Green Belt characteristic of openness from 4.42 Despite the lack of need for a the site and its continued inclusion in the comprehensive review there are two areas Green Belt is now a major anomaly having where locally-significant core-strategic regard to the purposes of the Green Belt. additions to the Green Belt are justified However, the removal of the stadium from the (Grange and Widmer Farms, High Wycombe Green Belt in no way dilutes the need to find and Land at Lane End Road, High Wycombe) long term solutions to the transportation and and one (Adams Park Stadium) where parking problems associated with the stadium. deletion of land is appropriate. The two areas The area remains in the Chilterns Area of to be added to the Green Belt have effectively Outstanding Natural Beauty and this also been safeguarded to meet possible longer remains a very important consideration. term development needs since 1954. However, both are within the Chilterns Area of Outstanding Natural Beauty, the statutory Policy CS 10 purpose of which is to conserve and enhance the natural beauty of the landscape. Town Centre Hierarchy Government policy in PPS7 therefore excludes major development other than in The town centre hierarchy is set out exceptional circumstances. below. Proposals for town centre uses will be directed to the appropriate level 4.43 Given this situation, and the in the hierarchy according to the scale requirement in PPG2 for safeguarded land to and function of the use: be genuinely capable of sustainable development when needed, it is no longer Tier 1 (Sub regional town centre) – tenable to regard these areas as long-term High Wycombe town centre should: reserves for future development. Moreover, these areas all perform a number of the five serve the District as a whole, Green Belt purposes set out below. The land being the main comparison at Grange & Widmer Farms fulfils purposes shopping destination, and the 1, 2, 3 and 5, while the land at Lane End Road main focus for leisure, fulfils purposes 1, 3 and 5. entertainment and cultural activities 1. To check the unrestricted sprawl of large be the main location for major built-up areas retail developments, large scale 2. To prevent neighbouring towns from leisure and office uses, and other merging into one another uses that attract large numbers of 3. To assist in safeguarding the countryside people. from encroachment Wycombe Development Framework Core Strategy 2008 45 4 Where Should It Happen?
Tier 2 (Other town centres) – Marlow Primary and secondary frontages will and Princes Risborough: be identified through the Site Allocations DPD the town centres should be More detailed policies in other local important service centres serving development documents their rural catchment areas. Through the development control development in these centres process should not seek to serve residents Through working in partnership with in other towns, or rural areas town centre partnerships and the outside their primary catchment development industry areas
Tier 3 (District Centres) – Hazlemere, 4.45 Town, district and local centres are the Bourne End, and Flackwell Heath heart of our communities and provide a focus centres should: where people shop, work, live and visit. We want them to be vibrant places. They are also provide basic food and grocery easily accessible, particularly by public shopping facilities, supported by transport, making them sustainable locations a limited range of other shops and for development, particularly those forms of non-retail services serving their development that attract a lot of people to local communities them. ’Town centre uses’ (those uses which Tier 4 (Local Centres) – other local should be located in town centres as a first parades and village centres should: preference) are defined in Government policy (10) and include shops and restaurants, offices, provide a basic range of small leisure and entertainment/arts/culture/tourism shops and services of a local facilities (including hotels). nature serve their predominantly local 4.46 Government and emerging regional catchment within walking distance policy encourages authorities to establish a of the centre. network or hierarchy of centres to provide a more even distribution of functions and ensure that people’s everyday needs are met at the local level. High Wycombe Town Centre is Indicators one of 23 primary regional town centres identified in the submitted South East Plan Amount of completed retail, office, (March 2006) that form a regional network of and leisure floorspace, and hotel strategic town centres. The hierarchy for bedrooms completed in town centre Wycombe District is set out in Policy CS 10 and non-town centre locations ‘ Town Centre Hierarchy ’ and is illustrated on the key diagram (see ‘Appendix 1 Key Delivery Diagram’). Despite being a smaller centre, Princes Risborough is shown as a second tier The extent of the town centres, town centre along with Marlow. This district centres and primary shopping recognises that Princes Risborough serves area (for retail planning purposes) an extensive rural hinterland in the north of will be defined in the Site Allocations the District. DPD and shown on the proposals map 4.47 There is only limited scope for additional retail development and other commercial leisure uses in the District up to
10 See Planning Policy Statement 6, paragraph 1.8 46 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? at least 2011 in addition to existing (11) commitments . This is because major retail Policy CS 11 and other town centre use developments are already planned in the District up to 2011, Land for Business chiefly as part of the 'Eden' town centre expansion in High Wycombe. The approach 1. The needs of business in the District up to 2011 is therefore to ensure the will be met: successful implementation of these developments and monitor their impact. (a) primarily through the regeneration Beyond 2011 there may be scope for further and intensification of four types of retail development but this will be assessed existing business areas, whose roles through monitoring of the development which are set out below: has taken place and of changes in retailing, and through reviews of the needs studies. (i) Prime business areas – primarily high value B1 use. 4.48 Whilst town centres should first and foremost accommodate these uses, other (ii) General business areas – uses such as community facilities and larger concentrations of primarily residential development should also be business uses with some encouraged. The emphasis in town centres flexibility for employment should be on the provision of mixed use generating non-B use classes and developments that embrace such uses, as community facilities. well as more traditional town centre uses. Whilst the Council would generally expect to (iii) Scattered business sites – see town centre developments providing a smaller employment generating mix of uses, it is recognised that there may sites with some flexibility for be some small sites where this is more difficult employment generating non-B to deliver. However, even with small sites, use classes and community every effort should be made to provide uses facilities. on the ground floor that ensure active (iv) Mixed use business frontages and these may well be different to areas/sites – opportunity for new uses on the upper floor. business premises of varying types as well as achieving wider 4.49 Hotels should be located primarily in town centres in line with the town centre community benefits and hierarchy. However, hotel development in regeneration objectives. business areas may support the business (b) through new sites for business as function of a designated prime or general follows: business area, or may make a significant contribution towards the wider regeneration (i) Office development within of an area. town centres.
(ii) Considering supplementing existing commitments for business development by identifying a limited amount of land on new sites at High Wycombe in order to achieve qualitative gains in the overall stock. The land should be
11 See Retail and Town Centre Uses Study, Nathanial Lichfield and Partners (2004) Wycombe Development Framework Core Strategy 2008 47 4 Where Should It Happen?
accessible or be capable of being Through proactive work by the made accessible by a variety of Council’s Economic Development modes of travel. Service
(iii) Small scale business Through working with key business development that supports the agencies such as the South East rural economy and satisfies more England Development Agency, detailed policies set out in other Bucks Economic Partnership, Local Development Documents. Thames Valley Chamber of Trade and Commerce and local business Provision of new sites for business organisations development will need to adopt a plan- monitor-manage approach.
2. There may be scope for some 4.50 In economic terms we want to achieve smaller scattered sites to be a prosperous economy which maintains a redeveloped for non business uses. broad balance of jobs and labour supply, The Site Allocations DPD will set out achieving “smart growth” – growth which limits detailed policies for when such a the need for additional land and labour whilst redevelopment may be appropriate and maintaining a diversified economy. This is set re-allocate appropriate sites. within a strategic context of restraint and an up to date review of our land for business. The strategy to address these issues and achieve the main outcomes is to:
Indicators a. ensure sites are available for a range of sizes, quality and locations Annual gross/net change in different in order to meet incubator/start up, business uses, by location, by former move-on, expansion and investment use class and by the typologies set accommodation needs. out in Policy CS 11 ‘ Land for Business ’ b. improve the quality of Net changes in employment and accommodation that is available. economic structure by key job sectors c. introduce some flexibility into the Delivery uses that are permitted in certain business areas, to take account of Through site and area the contribution of non-business use allocations/designations in the Site classes to the economy without Allocations DPD and associated undermining the role of the key detailed policies. areas of business activity in the District or be contrary to other Through negotiations with developers planning principles set out in this and the use of appropriate developer and other documents. contributions d. not increase the overall supply of land for business, but recognise that there may be opportunities to transfer some sites to other uses or facilitate mixed use development on some sites. It is anticipated that 48 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? there will be a net loss of land for environmental constraints in rural areas. business over the plan period. Overall, whilst some qualitative improvement may be secured through new sites, most e. encourage and facilitate other qualitative improvement will be secured means of securing “smart growth” through regeneration of existing sites. In including through training initiatives, quantitative terms, there should be a net loss more flexible working practices, of land for business but this will need to be greater use of technology, home carefully monitored and managed. working and wider use of green travel plans. 4.54 For the purposes of the policy, land for business refers to land and property in the 4.51 The regeneration and intensification Business or ‘B’ use class. This consists of B1 of existing sites will be the main way in which (office, high technology, and light industrial), this is achieved. Policy CS 11 ‘ Land for B2 (industrial) and B8 (distribution and Business ’ sets out the main types of business warehousing). Offices are included in this sites and areas on which these actions will be definition, but are also subject to the secured. Achieving these actions will also sequential approach for town centre uses set contribute towards addressing some of the out in Government policy in Planning Policy deprivation issues in the District, by Statement 6. maintaining a prosperous economy. Every effort should be made however to target 4.55 Site specific work on the review of initiatives to these areas, such as investment business land, focusing on quality and in training and skills initiatives. locational factors, including marketing considerations, suggests scope for a net loss 4.52 Land for business of various types of around 20ha in the next 10 years or so, currently extends to around 325ha broadly distributed 10-12 ha in High Wycombe District-wide. Over 60% is in the urban area and adjoining settlements, 3-5ha in Princes of High Wycombe, 10% in Marlow, 5% in Risborough and 4-6ha in the remainder of the Princes Risborough, and around 20% District, excluding Marlow where there is only elsewhere in the District, including significant very limited scope. This broadly reflects the amounts in the Bourne End/Wooburn Town distribution of land for business across the area and on a number of major developed District and, more importantly, takes account sites in the countryside/Green Belt. of the quality of business land in the different locations. However, actual changes will be 4.53 The increasing trend towards higher set out in the Site Allocations DPD. job densities means that there is scope to release some employment land, particularly where its economic potential is more limited Policy CS 12 or where wider regeneration objectives can be realised. However, the identification of a Housing Provision limited amount of new land for business to provide a significant addition to the stock of Provision of land will be made to meet quality business premises in the town should the following housing requirement in be considered. This should be at the existing the period 2006-26: urban area of High Wycombe possibly in the M40 Gateway area and would need to be 7800 (390pa) [recommendations of identified through an Allocations DPD. There the South East Plan Panel*] may also be opportunities within town centres for new office development. On a much 250 (12.5pa) [to make up an inherited smaller scale, some new provision may be shortfall from 2001-06] required to support the rural economy, though 8050 (402.5pa) [total requirement] this will need to be subject to careful and more detailed policy consideration due to the Wycombe Development Framework Core Strategy 2008 49 4 Where Should It Happen?
[*If the Secretary of State were to housing trajectory is otherwise include a different housing unlikely to be recovered over the next requirement in the final adopted form 5 years. of the South East Plan it is conceivable that a review of the Core Strategy could be required]
The above total requirement will be Indicator distributed 7240 (362pa) to the Wycombe portion of the Western Annual progress against the target Corridor/Blackwater Valley sub-region of 402.5 net additional dwellings pa and 810 (40.5pa) to the remaining part in the District, split 90% to that part of the District. of Wycombe in the Western Corridor and Blackwater Valley sub-region The Site Allocations DPD will identify and 10% to that part outside it. and allocate sufficient land to ensure Annual progress in retaining a that there is a supply of deliverable deliverable supply of housing land in sites in years 1-5 and developable sites years 1-5 and a developable supply within years 6-10, in both cases in years 6-10 and 11-15. without reliance on windfalls. It will also (as far as compatible with the Delivery approach set out in this Core Strategy) identify sites for development within Through site allocations in Site years 11-15. Allocations DPD and other relevant development plan documents In making this provision it will be Through careful annual monitoring essential to ensure that the necessary of the housing trajectory and the infrastructure and services have plan-monitor-manage-phase sufficient capacity to accommodate approach the development, or that adequate Through the operation of capacity will be provided in a timely development control way. By private house builders and registered social landlords A 'plan, monitor, manage, phase' approach will be adopted based upon the key tool of the Annual Monitoring 4.56 The housing provision in Policy CS 12 Report, through which progress in ‘ Housing Provision ’ reflects the housing delivery and the continuous recommendations in the report of the Panel maintenance of a 5-year rolling land which examined the draft South East Plan supply will be tracked. (SEP). These figures could be subject to change in the final version of the Plan adopted The Council will bring forward actions by the Secretary of State. To this is added an to increase the supply of deliverable allowance of 250 dwellings to make up a housing land if it appears at any time shortfall of completions in 2001-2006 against that housing completions have fallen the former Structure Plan rate. more than 15% below the trajectory rate and review of the deliverability of 4.57 An adequate supply of deliverable planned sites indicates that the housing land has been identified for the 5-year period to 2012/13, in accordance with the requirements of PPS3. 50 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? 4.58 The box on the following page sets out 4.61 The Council will use the annual a position statement indicating how the monitoring process (informed by Strategic District’s housing land requirements will be Housing Market Assessments and Strategic met for the longer-term periods 2006-18 and Housing Land Availability Assessments) to 2006-26. This is mainly based on the position manage land supply. Appropriate action will at the end of March 2007. 607 completions be triggered to increase supply if monitoring took place in the first year and developable reveals that housing completions have fallen sites for another 2500 dwellings have been more than 15% below the rate set out in the identified and can be completed by 2018. trajectory and review of the deliverability of Therefore, a minimum balance of 1723 planned sites indicates that the trajectory is dwellings remains to be firmly identified unlikely to be recovered over the next 5 years through the Site Allocations DPD to secure a without action being taken. Such actions may 10-year supply (measured as the 12 years include holding discussions with developers 2006-18). That DPD will test the and landowners to identify barriers to delivery, sustainability/ developability merits of the use of the Council’s land acquisition powers various candidate options as follows:– about (where appropriate in order to bring forward 1788 potential dwellings on previously constrained sites), advancing sites in the developed brownfield land and some development programme, granting planning 1550-1750 potential dwellings on greenfield permission, or identifying the need to land at the reserve locations (see Policy CS undertake a timely review/preparation of an 8 ‘Reserve Locations for Future appropriate DPD. Priority will normally be Development’). given to actions that improve the delivery of housing on previously developed land, but not 4.59 Over the longer-term, towards the end at the expense of securing the necessary of the 20-year Core Strategy period (to 2026), range of deliverable and developable sites. there is a present deficit of about 3.7 years (about 1500 dwellings) against the total of the 4.62 In accordance with national advice in current identified supply and the sum of the PPS3, the strategy makes no allowance for options currently known to be available for “windfall" (12) sites to contribute towards the testing in the Site Allocations DPD (SADPD). required supply of developable land during As annual monitoring proceeds, and as the the first 10 years from adoption of the LDF. RSS is rolled-forward, it will become clearer However, to the extent that windfalls occur whether and when the Core Strategy will need they will be picked up retrospectively through future review to set new guidelines for the monitoring system and would reduce the identifying land to meet needs nearer to 2026 need for identification of further allocations and beyond. after 2018.
4.60 The housing trajectory set out in ‘Appendix 3 Housing Trajectory’ illustrates the figures in the position statement. However, this is based upon a snapshot in time. The Council is required to demonstrate a continuous existence of a rolling 5-year supply of deliverable housing land. The latest position will always be set out in the most recent Annual Monitoring Report. This will track the progress of housing completions against the provision in Housing Provision above and make annual reassessments about the adequacy of the supply of deliverable and developable housing land.
12 Windfalls are sites which emerge through the development control process without previous identification in a DPD Wycombe Development Framework Core Strategy 2008 51 4 Where Should It Happen? Table 1 Position statement on housing provision
(A) 10-YEAR REQUIREMENT to 2018 - i.e. 12 years from Core Strategy commencement (2006)
SEP panel recommended rate 390pa x 12 4680
Plus 12-year share of backlog from 2001-2006 150
Minus completions 2006-2007 -607
Outstanding total requirement to 2018 4223
CURRENTLY IDENTIFIED DEVELOPABLE SUPPLY
Under construction at 31.03.07 685
Planning permissions at 31.03.07 331
Other identified sites at 31.03.07 742
(Developable) Local Plan allocations at 31.03.07 742
Total currently identified developable supply 2500
BALANCE OF SUPPLY TO BE IDENTIFIED 1723 THROUGH THE SADPD [4223 – 2500]
POTENTIAL SUPPLY TO MEET THIS BALANCE, TO BE TESTED THROUGH THE SADPD (not in priority order)
Urban capacity sites (category 1) 955 in SADPD preferred options
Urban capacity sites (category 2), incl. 500 at Daws Hill 833 in SADPD preferred options
Potential at identified greenfield reserve locations 1650 (mid-point of notional range 1550-1750)
Total potential supply to be tested through the SADPD 3438
(B) 20-YEAR REQUIREMENT 2006-26
SEP panel recommended rate [390pa x 20] 7800
Plus backlog from 2001-2006 [12.5pa x 20] 250
Total requirement to 2026 8050
20-YEAR SUPPLY 2006-26
a) Completions 2006-07 607
b) Total currently identified developable supply 2500
(c) Total potential supply to be tested in SADPD 3438
Total (a) + (b) + (c) 6545
Indicative longer-term balance towards the end of 1505 the Core Strategy period to be secured through retrospective monitoring of windfalls and/or a future SADPD review [8050 – 6545] 52 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen?
4.63 The new homes provided to 2026 will above those thresholds, the Council be concentrated primarily in and around the will seek to achieve affordable housing High Wycombe Urban Area, with smaller on a pro rata basis. numbers in Princes Risborough (about 480) and Marlow. The balance will be made up 3. Further detail on the operation of mainly through small developments and this policy and the nature of the needs infilling at the other settlements in the District. to be met including tenure requirements, will be set out in the Policy CS 13 Supplementary Planning Document on Developer Contributions. Affordable Housing and Housing Mix
1. New housing developments will be Indicators expected to provide for a mix of dwelling size, type and tenure that Annual number of affordable housing meet the identified housing needs of completions (in terms of dwellings the community. and bedspaces) New-build affordable dwellings & 2a. The Council will seek to secure bedspaces (in terms of their annual affordable housing on sites of 15 or proportion of all new-build dwellings more dwellings (or of minimum size & bedspaces) 0.5ha) at High Wycombe Urban Area, Target for 2006-11 23% of all Marlow and Princes Risborough, or (in dwellings; the rest of the District) of 5 or more Target for 2011-26 27% of all dwellings (or of minimum size 0.16ha). dwellings.
Subject in every case to the physical Delivery circumstances of the site and prevailing and anticipated market Through site allocations and targets conditions, the Council will seek to in the Site Allocations DPD and ensure that at least 30% of the total detailed guidance in the Developer bedspaces within a development are Contributions Supplementary within affordable dwellings, unless the Planning Document site is greenfield land or was last used Through the preparation of for business use or a similar sui development briefs generis employment-generating use, Through negotiations with house in which case the Council will aim to builders achieve at least 40% of total bedspaces Through close working with within affordable dwellings. Registered Social Landlords, house builders, Regional Housing Board, 2b. Where sites are allocated in a Site and other agencies Allocations Development Plan Document, that document may specify 4.64 It is important that new residential a different housing target, having development meets the identified housing regard to the site specific needs in the District. This means providing circumstances referred to above. the right mix of dwelling sizes and tenures, including affordable housing. The Council has 2c. Where a site proposed for housing already undertaken a housing needs survey development falls below the above size which highlights the need for affordable thresholds but is demonstrably part of housing but also highlights requirements for a potentially larger developable area market housing. This, along with demographic Wycombe Development Framework Core Strategy 2008 53 4 Where Should It Happen? information, indicates that there is a particular 4.66 Affordable housing is likely to be need for smaller dwelling units for market provided from three main sources: housing. This will be kept updated with housing market assessments, and assist in through Registered Social Landlords and providing more detailed guidance in the future other providers making direct provision, on dwelling size, type and tenure, and the outside of planning negotiations needs of particular groups. by negotiating a proportion of affordable housing on site specific housing or mixed 4.65 There is a high level of local need for use allocations affordable housing. The last full housing needs by negotiating a proportion of affordable (13) survey showed a need for 1,248 affordable housing on windfall sites dwellings pa in the period 2003-08. A recent 4.67 When the contribution from these three (14) update shows a similar level of need – sources is assessed, it is clear that the level 1,236pa for 2006-11. This considerably of provision falls a long way short of the exceeds the expected total housing identified need. It is therefore important to try requirement for the District. There is also a to maximise the delivery of affordable housing limited supply of land on which affordable from each of these sources of supply. Policy housing can be secured. The highest overall CS 13 ‘Affordable Housing and Housing Mix’ need is in the main urban areas, especially in sets out how this can be achieved through the the High Wycombe area where over last two sources above. It applies to both three-quarters of the total need is housing sites and mixed use sites that concentrated, as is a similar proportion of the incorporate an element of residential expected supply over the next 10 years. development. However, significant need also exists in the rural areas (16% of total need). Around 5% 4.68 The site size threshold for seeking is in Marlow and 4% in Princes Risborough. affordable housing in urban areas accords The Regional Housing Strategy (July 2005) with the national indicative minimum threshold indicates that Wycombe District is one of the set in Government policy in PPS3, while the 50% of local authorities in the South East with lower threshold for rural areas is what is the greatest need, having regard to a range considered appropriate for Wycombe in the of factors. It will allocate a higher proportion light of the guidance in PPS3, the extent of of its investment to those areas and the need and the limited supply of generally small growth areas, compared with the rest of the sites in rural areas. region. 4.69 In setting targets and thresholds the Council has had particular regard to the level What is Affordable Housing? of need (including the strategic context above), the housing land supply and the Affordable housing is residential nature of that supply, and the impact of the accommodation of a suitable size and policy on the viability of development. The type which can be afforded by successive need position clearly indicates that a very high as well as initial occupiers who are in percentage and very low thresholds are unsuitable accommodation, and whose justified. The District has a restricted housing incomes generally deny them the supply due to the constraints of the District. opportunity to purchase or rent properties An important contribution to the supply is on the open market. This includes social achieved through development of smaller rented housing, and intermediate housing sites. In the last 5 years, 46% of net dwelling (including housing for key workers) but completions occurred on sites below 25 excludes low cost market housing. dwellings. In the rural areas the supply of sites is particularly limited and they are generally
13 Wycombe Needs Survey, Fordham Associates, 2003 14 Wycombe Housing Needs Survey Update 2006, Fordham Associates, August 2006 54 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? small sites. As such it is important to set the policy seeks to ensure that sites above thresholds low, particularly in the rural areas, the site size threshold are not sub-divided to to maximise the amount of affordable housing avoid having to provide affordable housing on secured to address the high level of need. sites that are otherwise suitable.
4.70 In relation to viability the Council 4.73 The Council also believes there is commissioned a broad viability assessment scope for higher levels of affordable housing of affordable housing in the District. Whilst provision from greenfield sites and from ultimately each site is different, this housing sites whose current or most recent assessment indicated that the levels of previous use was for business use or a similar affordable housing requirements set in Policy sui generis employment-generating use due CS 13 ‘Affordable Housing and Housing Mix’ to the differential between the existing use are broadly viable. In addition, the study value and a residential use. The need and suggests that in broad terms the size of site land supply situation justifies a higher is not necessarily critical to viability; this requirement for these types of sites. assessment included testing down to sites for 5 dwellings. It is recognised that there are 4.74 The Council will normally expect factors that can affect viability either way. affordable housing secured through Policy CS However, if a developer believes that the 13 ‘Affordable Housing and Housing Mix’ to requirements of this policy in relation to their be provided on site. However it recognises proposal or in relation to a specific site that for practical reasons there may allocation is not viable, they must provide all occasionally be local circumstances, the necessary financial evidence to justify that particularly in relation to the smallest sites (ie position. just above the site size thresholds), for a financial contribution to be made in lieu of on 4.71 The Council believes that the very high site provision or for off site provision to be level of housing need relative to anticipated made. Further guidance will be provided in total house building requirements justifies an the Developer Contributions SPD. approach which seeks to maximise the amount of affordable housing delivered 4.75 PPS3 also allows for affordable through planning negotiations. Percentage housing to be provided through the use of requirements have been set that have regard “rural exceptions site policy” under which sites to viability. These however should be capable to be developed solely for affordable housing of being varied for individual site allocations, can be brought forward to serve the needs of to take account of individual site and market small rural communities, using land on small conditions. Due to the constraints of viability sites that would not normally be used for and the limited supply of land for housing housing because of restraint policies. While relative to need (and the nature of that such sites can be allocated in other local supply), a threshold below the current national development documents it is likely that most threshold and consistent with the emerging will come forward through the development national threshold is required to help to control process with the support of the local address the need. community and partner registered social landlords. More detailed guidance will be 4.72 The ability to deliver affordable housing provided in the detailed Development Control in rural areas is particularly constrained by DPD. supply considerations and this justifies a lower threshold in these areas. The new threshold ensures that a higher proportion of housing schemes can contribute towards the provision of affordable housing. However the Council does not want to stifle development and recognises that the provision of affordable housing is a matter of negotiation. In addition Wycombe Development Framework Core Strategy 2008 55 4 Where Should It Happen? Policy CS 14 Allocations DPD or other local development documents Gypsies, Travellers and Through the development control Travelling Showpeople process
Where the South East Plan identifies 4.76 Gypsies and travellers, and travelling a requirement for additional showpeople - Government policy indicates accommodation for gypsies and that authorities should seek to provide for the travellers or travelling showpeople (or housing needs of a range of specific groups. there is proven local need arising in This includes gypsies and travellers. Although the District), planning permission may it continues to distinguish between gypsies be granted, or site allocations and travellers and travelling showpeople, the proposed, for a rural exceptions site locational requirements for accommodation when all of the following criteria can are very similar to those of gypsies and be met; travellers. As such the policy approach set out in Policy CS 14 ‘Gypsies, Travellers and a) Unless there are very special Travelling Showpeople’ will also apply to circumstances, the site is not in the travelling showpeople. Green Belt. 4.77 Whilst the Council recognises that such b) The accommodation proposed is to accommodation should in theory be provided meet the needs of those people with first within settlements, it recognises that in an existing significant and long reality this is very unlikely to happen. There standing family, educational or are unlikely to be the appropriate sites within employment connection to that area. the built up areas, and individuals and groups will not normally be able to compete in the c) The site is located close to an market for sites where residential development existing settlement in order to would be acceptable. As such, an exceptions maximise the possibilities for social approach to provision for gypsies and inclusion and sustainable patterns of travellers and travelling showpeople is living. adopted, both for considering planning applications and for any necessary site d) The proposed site is not allocations. The policy approach applies to disproportionate to the scale of the transit sites, permanent sites and sites for existing settlement whether singly or travelling showpeople. cumulatively with any existing sites in the area. 4.78 Government policy emphasises the importance of assessing the accommodation needs of gypsies and travellers. The Council has with other authorities in the ACTVaR(15) Indicator area, undertaken a joint gypsy and travellers needs assessment. The report shows that Pitches provided for gypsies and across the ACTVaR sub-region consisting of travellers and travelling showpeople 18 local authorities in Berkshire, as assessed against South East Plan Buckinghamshire and Oxfordshire, there was requirements a need for 187 additional pitches for Delivery permanent gypsies and travellers accommodation in the period 2006 – 11. Of Through any necessary and this, the need for a total of 8 pitches originated appropriate site allocations in the Site within Wycombe District
15 Association of Thames Valley Authorities 56 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? 4.79 Government policy indicates that Policy CS 15 Regional Spatial Strategies should specify pitch numbers for each local planning authority Community Facilities and Built area. At present the submitted South East Plan (March 2006) does not include any such Sports Facilities provisions. However the South East England 1. The provision of new community Regional Assembly has committed to facilities and built sports facilities will undertaking an early partial review of the be supported in principle in the South East Plan to specifically address the following locations: issue of gypsies and travellers, including the distribution of pitches to individual districts. Sites allocated for such purposes, This is due to be submitted to the Government or as part of a mixed use in summer 2008 and whilst there is no allocation timetable for adoption this is likely to be in In town centres, district centres or 2009. The ACTVaR needs assessment local shopping parades subject to together with other needs assessments the detailed policies in other local around the region will provide important development documents evidence. In addition the Council, along with In existing residential areas in other local authorities in Buckinghamshire, identified towns and villages have undertaken an assessment of the need excluded from the Green Belt (or for accommodation for travelling showpeople. settlements beyond the Green Belt This was completed during 2007. The with defined settlement outcome of needs assessments and the partial boundaries) where there is no review of the South East Plan will help to adverse affect on the amenities of inform the consideration of any future site neighbouring properties allocations. In settlements in the countryside 4.80 The key test is whether there is a beyond the Green Belt where the proven need for the site. This may be a facility is needed to serve the general need identified through the South East immediate local area and could Plan or a need which arises due to the not be provided elsewhere personal circumstances of a group or an In general business areas and on individual already resident or working in the scattered business sites subject area. The criteria are based upon the to the detailed policies in the guidance in Circular 01/2006 with regards to Allocations Development Plan rural exception sites. They are not intended Document to be supplemented by any more detailed In identified areas of deprivation locational guidance for windfall sites, however, where the facility would contribute as with all types of development, there are a towards addressing that range of other factors that would need to be deprivation taken into account that are addressed in this Core Strategy, in the Government’s policy (16) 2. Unless it can be demonstrated that or will be addressed in other Local there is no community need for the Development Documents including the facility the Council will resist: detailed Development Control Policies DPD. a) the loss or change of use of These factors include issues relating to buildings with an existing planning use transportation/highways, landscape impact as a community/built sports facility and landscaping, and amenity and disturbance and issues for example. For travelling showpeople in particular, access to the strategic highway network is particularly important.
16 See in particular paragraphs 47-55 and 64 – 66 of ODPM Circular 01/2006 Wycombe Development Framework Core Strategy 2008 57 4 Where Should It Happen?
b. the development for other purposes In planning ahead for community facilities it of land allocated for such facilities. is essential that we work with other agencies as they develop their plans, to help ensure Where it would be of community the necessary new facilities are provided in benefit for such facilities to be the right locations. Those plans will emerge provided in another form this should at different times over the lifetime of this Core take place either on-site or on another Strategy and as such Policy CS 15 ‘ site offering no less overall community Community Facilities and Built Sports benefit. In appropriate circumstances Facilities ’ (1 ) provides a positive policy a proportionate contribution to an framework within which emerging proposals off-site solution may be sought. will be considered for those facilities. The accessibility of such facilities by a wide range of travel modes is essential, particularly where the facilities are likely to attract people from a Indicators wider area than the local community in which it is located. Amount of new community facilities provided per year (numbers of 4.82 Key issues that need to be addressed schemes, land area and net are replacing the Wycombe Sports Centre and floorspace change) its outdoor facilities and resolving issues relating to Adams Park, home of Wycombe Amount of land currently or Wanderers & London Wasps. Wherever previously in community use lost to possible the Council will allocate sites to other uses assist. In addition new developments may be able to contribute towards the provision of new community infrastructure (see Policy CS 21 ‘ Delivery Contribution of Development to Community Infrastructure ’), particularly where there are Through identifying sites for new known deficiencies. community facilities in the Site Allocations DPD, where needed 4.83 Community facilities are defined as a use which forms part of the Use Class D1 (17) Through the development control (non-residential institutions) and also includes process public houses (see Box below). In addition Through Developer Contributions corner shops and post offices, especially in Supplementary Planning Document rural areas, function as community facilities. Policies in other local development documents Through involvement in the will address these other uses. community planning process to understand local needs What are Community Facilities? By working closely with agencies Public halls (including providing community facilities such Community/Youth Centres), church as the Primary Care Trust, NHS halls Trust, Thames Valley Police and Buckinghamshire County Council. Post Offices Local shops within both urban and rural areas 4.81 The provision and retention of community facilities and built sports facilities Indoor and outdoor sports facilities is integral to sustaining viable communities.
17 See the Town and Country Planning Use Classes Order 2006 58 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? Schools and non-residential Policy CS 16 education and training centres Places of worship Transport Libraries Day nurseries/crèches 1. Development proposals shall be Health centres, clinics, consulting consistent with and contribute to the rooms (including doctor’s surgeries implementation of the agreed transport and dental practices) strategies and priorities set out in the Museums, art galleries, exhibition Buckinghamshire Local Transport halls Plan, including its area action plans, Public houses and the longer term shared vision for transport in High Wycombe (see ‘Appendix 4 Transport Actions and 4.84 Policy CS 15 ‘ Community Facilities Shared Vision for High Wycombe’) and Built Sports Facilities ’ also sets out the approach to safeguarding community facilities 2. In particular the Council will work and built sports facilities, since land is scarce with the County Council and other for such uses. Where an applicant is seeking relevant agencies to: to redevelop or change the use of the land away from its existing community or sports a. Ensure that the implications of use, they should discuss with the Council at planned growth in Aylesbury and the pre-application stage the nature of other Milton Keynes for transport links to community needs (for facilities) in the area. the Thames Valley and Heathrow, In addition, where in accordance with the including the impact of traffic growth Statement of Community Involvement, the on the A4010 through Princes applicant has undertaken pre-application Risborough, High Wycombe and the consultation with the community, this Area of Outstanding Natural Beauty, consultation should include consideration of are fully addressed at a regional and the need for other community and sports sub-regional level facilities in the area. The outcome of that consultation should be shared with the Council b. Deliver a transport hub on the prior to submitting a planning application. south side of High Wycombe that includes a regional coachway and 4.85 In addition it is recognised that green improved public transport accessibility space, including outdoor sport and recreation facilities, allotments and cemeteries are also c. Identify and safeguard from essential community facilities. Policy CS 15 ‘ development future routes for public Community Facilities and Built Sports transport, walking and cycling, and Facilities ’ sets out the broad policy protection road improvement lines. for these areas, and the designation of individual green space areas for protection 3. Development proposals must be will be set out in a future Allocations assessed for their impact on all development plan document. Government aspects of the transport system, policy also sets out strong policy protection including public transport and the for these areas (18). Proposals for improvements trunk and local road networks. to or provision of new open space, including Provision for any necessary outdoor sport and recreation facilities, will be improvements or mitigation measures developed in the context of the outcomes of must be secured prior to first the Open Spaces Study and other relevant occupation of the development. Such studies, together with any area specific measures should be consistent with proposals in this strategy.
18 See Planning Policy Guidance note 17 Open Space and Sport (2002) Wycombe Development Framework Core Strategy 2008 59 4 Where Should It Happen?
and support the delivery of transport 4.87 Strategies and area action plans to strategies and priorities set out in the address these priorities are being developed Local Transport Plan. as part of the LTP which was submitted to central government in March 2006. It is essential that the key agencies work together, and that the contribution that new Indicators development can make is maximised, in order to deliver these strategies and area action Indicators and targets relevant to the plans. District set out in the Local Transport Plan 4.88 The location of development and the way that development is carried out is very New transport modelling of “Master important in helping to achieve these priorities Plan” and M40 Gateway transport and in reducing the need to travel. Other proposals to determine most policies in this Core Strategy address these appropriate solutions issues (19).
4.89 Equally it is important that necessary Delivery transport improvements take place to address the traffic and travel consequences of new In co-ordination with the Local development and to mitigate existing Transport Plan, working closely with problems. This means that full transport the County Council, Highways assessments of new developments will be Agency, and public transport required. The District Council and County operators Council have worked closely to ensure that the Local Transport Plan and the Wycombe Through designation and review of Development Framework are in step. The improvement lines and safeguarding accompanying map (Figure 7) shows the of routes in other Local Development strategic transport network of the District, and Documents the major transport issues (i.e. problems and responses to these) that the District Council Through developer contributions (see supports. These are summarised in ‘Appendix Policy CS 21 ‘ Contribution of 4 Transport Actions and Shared Vision for Development to Community High Wycombe’. Infrastructure ’) including the preparation of a Supplementary Planning Document
4.86 The Buckinghamshire Local Transport Plan (LTP 2006) sets out five priorities:
Enhancing access Tackling congestion Improving our environment Improving Safety Managing and maintaining the ‘transport asset’
19 See Policy CS 2 ‘ Main Principles for the Location of Development ’ and Policy CS 21 ‘ Contribution of Development to Community Infrastructure ’ 60 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? Figure 7 Wycombe Development Framework Core Strategy 2008 61 4 Where Should It Happen? 4.90 High Wycombe remains the focus of a high quality interchange offering quick development in Southern Buckinghamshire and reliable access by coach services with associated transport pressures. The town with minimal diversion from the line of is proposed as a “regional hub” in the route submitted South East Plan. The principles of integrating new development into an good integration with local public enhanced transport network are set out in the transport/park and ride so as to maximise concept diagram in Figure 8 ‘High Wycombe local accessibility Concept Diagram’. These include: sufficient parking for those likely to Transport hubs (i.e. high quality transport access the facility by car; and to interchanges) principally at the rail station and at the coachway that provide good maximise benefit for the operation of the connectivity between regional and local Handy Cross junction and local public transport accessibility
Integration and where appropriate 4.92 The scale of the development and co-location of transport hubs with major transport issues in High Wycombe, most development and redevelopment areas especially in the major areas of change (in and around the town centre and in the M40 High quality public transport linking Gateway areas) has resulted in the residential areas with town centres and development of a vision for High Wycombe transport hubs that is shared between this Core Strategy and the LTP. This is set out in ‘Appendix 4 4.91 The LTP sets out a specification for Transport Actions and Shared Vision for High the new regional coachway to the south of Wycombe’. High Wycombe. Site assessment is underway to identify the optimal site location against operational and policy criteria. Any new facility is required to provide: Figure 8 High Wycombe Concept Diagram 62 Wycombe Development Framework Core Strategy 2008 4 Where Should It Happen? Wycombe Development Framework Core Strategy 2008 63 How Should It Happen? 5
© English Heritage.NMR
© Gerry Whitlow 64 Wycombe Development Framework Core Strategy 2008 5 How Should It Happen?
5.1 To ensure that development is national and county-level sustainable, it needs to not just be in the right landscape character assessments places but also done in the right way. This and, where appropriate, landscape means development that is built in a more character defined in more detail at sustainable way, is of high quality design, local level. safeguards the environmental and other 6. The preservation or enhancement assets of the District, meets community needs of historic environments (and, and ensures that it does not put an undue where appropriate, their settings) burden on community infrastructure in its through the identification, widest sense. The following policies seek to protection and/or appropriate achieve this. management of archaeological remains, historic buildings and registered landscapes of national Policy CS 17 and local importance (see also Policy CS 19 ‘Raising the Environmental Assets Quality of Place-Shaping and Design’). The Council will conserve and improve 7. The conservation and the environmental assets of the District enhancement of watercourses, by requiring: water bodies and their settings for 1. The conservation and their landscape character, enhancement of the Chilterns Area biodiversity and recreational value of Outstanding Natural Beauty and – especially the River Thames and its setting. its valley corridor and the District’s chalk streams. 2. The implementation of the objectives of national and local 8. The prevention of inappropriate biodiversity action plans through sub-division of agricultural land measures including conserving to avoid degradation of land of and enhancing biodiversity in amenity value. terms of species and habitat, protecting international, national and locally designated sites of importance for biodiversity, and Indicators creating opportunities to link wildlife habitats. Implementation of biodiversity action 3. The protection of open spaces and plans action to address deficiency in Changes in areas and populations open space. of biodiversity importance, including: 4. The identification, retention and change in priority habitats and enhancement of green species (by type); and infrastructure assets, including changes in areas designated for the development of green their intrinsic environmental corridors and networks as value including sites of envisaged in the South East Plan international, national and local and other relevant strategies importance. including the forthcoming Bucks Net gains/losses in green space County Council Green designations Infrastructure Strategy. Net gains/losses of designated 5. The conservation and heritage assets considered at risk enhancement of landscape Percentage of conservation area character, with reference to appraisals updated in the last 5 years Wycombe Development Framework Core Strategy 2008 65 5 How Should It Happen?
Delivery Through joint working with other local authorities on a co-ordinated policy Through designations and policies framework for the Thames corridor. in the Site Allocations document and Through the Chilterns Chalk Streams other local development documents, Project. including review of local landscape areas and green space designations and as appropriate identification of 5.2 The natural and historic environment of important green wedges/corridors/ the District is one of its major assets, structurally important green areas particularly the Chiltern Hills. Although much including strategic gaps. of the Chilterns are designated as an Area of Through recording international, Outstanding Natural Beauty, there are parts national and, local nature of the Chilterns that are not designated as an conservation designations. Area of Outstanding Natural Beauty which are Through support for Bucks Milton a very important component of the landscape, Keynes Biodiversity Partnership particularly for the main towns in the District. including the protection and They provide the hillside setting for these enhancement of Biodiversity towns and there are often green wedges and Opportunity Areas defined in future corridors that extend into the towns that help development plan documents. to define and separate communities and Through the preparation of provide green “breathing space”. This is biodiversity guidance. particularly the case in High Wycombe, where Through use of tools and techniques, some of these “green hillsides” are surrounded including: by the built up area. It is essential that this green framework is properly recognised, a. Conservation Area appraisals protected and enhanced. and management plans and, b. Landscape character 5.3 This green framework is also a haven assessments (including use of for wildlife. In addition to protecting many historic characterisation) to help international, national and locally identified decision makers to recognise, sites of importance for nature conservation, conserve and reinforce local the biodiversity of the green areas in and landscape distinctiveness. around towns, including the river corridors, should be recognised and enhanced. The Through development of strategies River Thames and the District’s chalk streams for protecting and, where possible, are particularly important environmental and linking green infrastructure assets. recreational assets, the former being Through the development control recognised as such in a new policy process. recommended by the South East Plan panel Through close working with national and local agencies such as the 5.4 The Council’s recent audit of open Chilterns Conservation Board, local spaces and green spaces in the main towns wildlife groups and heritage societies. and villages highlights the need for qualitative improvements across the District and, in some Through the establishment of a rural areas, the need for new open spaces to land fund. address deficiencies in terms of quantity Through use of the Bucks Historic and/or accessibility. Environment Record, its supporting historic landscape and town 5.5 The District possesses a rich heritage characterisation studies, and its of archaeological remains and historic planning advisory service. buildings and landscapes. This should be valued and protected as part of our cultural inheritance and identity as well as a key 66 Wycombe Development Framework Core Strategy 2008 5 How Should It Happen?
element in regeneration and place-shaping. a. including appropriate on-site The Buckinghamshire Historic Environment renewable energy features Record holds details of over 4000 county-wide and historic sites and buildings, only about b. minimising energy one-third of which are protected by national consumption by measures and local designations. It also includes the including the use of county Historic Landscape Characterisation appropriate layout and database. These sources provide a valuable orientation, building form, evidence base for identifying locally important design and construction, and heritage assets and contributing to landscape design to take account of character analyses respectively. microclimate
6. Minimise energy requirements of Policy CS 18 construction 7. Incorporate waste management Waste/Natural Resources and processes including producing Pollution less waste, incorporating recycling facilities and systems To minimise waste and encourage into developments, recycling of recycling, conserve natural resources, materials from demolition and and avoid pollution the Council will using waste as a resource require developments to: wherever possible 1. Avoid unacceptable light, noise, air, soil or water pollution, including the risk to or affect on groundwater Indicators 2. Avoid increasing (and where possible reduce) risks of or from Number of planning permissions flooding, including fluvial flooding, granted contrary to the advice of the sewer flooding, surface water Environment Agency on either flood flooding, and groundwater defence or water quality grounds. flooding; (Government Core indicator) 3. Minimise water use during Supplementary planning document construction and operation to set more detailed targets and including provision of measures indicators to encourage water conservation and recycling, and water Delivery efficiency; Through preparation of further 4. Minimise off-site water discharge sustainability guidance for during operation by employing development as a supplementary measures including sustainable planning document urban drainage; Through development control and 5. Contribute towards the goal of building control reaching zero-carbon Private sector development - developments as soon as possible particularly through implementation by: of emerging good practice Through close working with other agencies and utilities including the Environment Agency and water utilities, particularly in relation to Wycombe Development Framework Core Strategy 2008 67 5 How Should It Happen?
pollution control, flooding and water Valley and Surrey sub-region the targets are conservation, efficiency and recycling to achieve 140 MW of installed capacity by measures. 2010 and 209 MW by 2016.
5.6 We want the way we build to be done Policy CS 19 in a more sustainable way in the future. This means in a way that minimises the resources Raising the Quality of that we use, including energy and water, and Place-Shaping and Design that generates less pollution, including less of the greenhouse gas carbon dioxide. This also To secure improvements in the quality means developments generating some of their of place-shaping and design, the own energy requirements through renewable Council will require: energy production. There are a variety of methodologies available to ensure the effects 1. High standards of design and of development on environmental resources layout to be achieved including are reduced (20) and other methods are likely the creation of positive, attractive to emerge. Technology is changing and new and safe public and private guidance is coming forward from various environments; sources; Government policy is still emerging. 2. Locally distinctive qualities of It is also not appropriate for a Core Strategy place to be reinforced by to provide detailed guidance on techniques enhancing landscape and built and approaches. As a result the Council will characteristics of the site and prepare a supplementary planning document wider context; that addresses this key area in more detail. 3. Positively plan new buildings to provide for future flexibility of 5.7 As a result of this rapidly changing use; situation the Council is taking a flexible 4. Appropriate provision to be made approach to the provision of on-site for open space, addressing open renewables and other sustainable forms of space deficiency in terms of development dealt with in Policy CS 18. quality, quantity and accessibility; Overall, the Council wants to achieve 5. The efficient use of land including zero-carbon development as soon as having regard to its accessibility possible. The Government target for new by sustainable travel modes; built homes is to do so by 2016. The speed of and landscape context; amenity progress towards these aims will be kept of neighbouring uses; and its under review in future local development potential for development in a documents, having regard to Government and comprehensive manner; regional policy, developments in technology 6. Highway design to respond to the and science, and the impact on the viability positive characteristics of the area of development. Specific targets will be set and deliver high quality public out in development plan documents and realm for all users, through supplementary planning documents, including measures such as the use of home the way in which contributions from on-site zones, and minimising the use of provision will be assessed. street clutter, ensuring that in creating new places the needs of Provision of renewable energy facilities 5.8 vehicular traffic do not in new developments will also contribute predominate to the detriment of towards meeting regional and sub-regional targets for renewable energy. For the Thames
20 such as the EcoHomes and BREEAM methodologies from the Building Research Establishment; the emerging Sustainable Homes Code from the Office of the Deputy Prime Minister; the Eco-footprint and ‘Z squared’ approach of WWF and BioRegional; and The Natural Step of The Natural Step organisation. 68 Wycombe Development Framework Core Strategy 2008 5 How Should It Happen?
other transport modes or the resulting quality of place. Policy CS 20
Transport and Infrastructure
Development proposals will be Indicator expected to:
By reviewing the quality of 1. Provide safe, convenient and developments in the District (sample attractive access(es) on foot and of developments) by cycle, making suitable connections with existing Delivery footways, bridleway, cycleways, local facilities and public transport Through the development control so as to maximise opportunities process and more detailed policies to use these modes. in the Development Control policy 2. Ensure that the convenient use DPD and enjoyment of existing public Through the Developer Contributions rights of way such as footpaths supplementary planning document and bridleways are not affected by Through the preparation of more development. detailed guidance, including 3. Integrate with local public supplementary planning documents transport services and also where providing “topic” specific design appropriate provide direct routes guidance, design guidance from protected from traffic congestion, Village Design Statements, and site interchange, stops and waiting development briefs areas. Through close liaison with key 4. Be appropriately located to the agencies and local communities that strategic road network and all contribute towards securing provide satisfactory vehicular quality development access(es) to and from the area of development so that the convenience, safety, and free flow We want to create places where people 5.9 of traffic using public highways choose to live, work and visit. This means (including pedestrians, riders and getting the detail of how development takes cyclists) are not adversely place “right on the site”. Government policy affected. rightly states that “Good design should 5. Provide appropriate and effective contribute positively to making places better parking provision and vehicular for people. Design which is inappropriate in servicing arrangements. its context, or which fails to take opportunities 6. Ensure that all vehicular traffic available for improving the character and generated by future development quality of an area and the way it functions (21) does not materially increase traffic should not be accepted.” The principles set problems, for example, out in Policy CS 19 ‘Raising the Quality of congestion, taking account of Place-Shaping and Design’ seek to ensure off-site improvements or this. However it is recognised that these contributions towards them that principles will need to be accompanied by may be secured. more detailed guidance in other local development documents. 7. Secure the preparation and implementation of measures that
21 See Planning Policy Statement 1: Delivering Sustainable Development, paragraph 34 Wycombe Development Framework Core Strategy 2008 69 5 How Should It Happen?
minimise and manage parking and 5.11 In addition it is important that we plan carefully to provide for adequately travel demand, including as and timely utilities infrastructure, appropriate travel plans, parking including water supply, foul drainage, management plans and car clubs. sewage treatment capacity, as well as 8. Ensure that developments will be the provision of other basic services to served by adequate infrastructure new development. This will continue to capacity in terms of water supply, involve working closely with utility foul drainage, wastewater and providers to ensure adequate and sewage treatment, and other timely infrastructure provision. Early utilities, without leading to liaison with the key infrastructure problems for existing users. providers has not highlighted any fundamental problems in this respect, although it will be necessary to understand the final development requirements from the South East Plan Indicators before a firm view can be taken on this.
By reviewing the quality of developments in the District Policy CS 21 Percentage of completed non-residential development Contribution of Development to complying with car parking standards Community Infrastructure set out in the Local Development Framework 1. Where implementation of a development would create a need Delivery to provide additional or improved Through the development control infrastructure, amenities or process and more detailed policies facilities or would exacerbate an in the Development Control policy existing deficiency in their DPD provision, the developer will be Through close working with expected to make such provision. Buckinghamshire County Council 2. Where the developer is and other key infrastructure providers individually or directly unable to make such provision, the District Council may require the developer 5.10 The location, design, layout and form of to make a proportionate development and the measures put in place contribution to the overall cost to accompany it - both material and non which shall in all cases be wholly material - can have a major impact on the devoted to such provision. quality of place and the patterns of travel that result. The Council will aim to ensure that as far as possible development minimises traffic and environmental problems and maximises the benefits - of accessibility and new infrastructure - to the wider community. In doing this, and in planning for infrastructure needs, account will be taken of the cumulative impact of the many smaller-scale developments as well as the individual effects of larger-scale developments. 70 Wycombe Development Framework Core Strategy 2008 5 How Should It Happen? Open space, sport and recreation Indicator facilities Education and community facilities Value of contributions to community Support for economic development infrastructure received through Public realm improvements planning obligations Community safety
5.15 Where relevant, developer Delivery contributions will also be required to provide Developer Contributions appropriate compensation and/or mitigation supplementary planning document wherever development would harm an Development Control environmental or community resource. 5.16 Where community infrastructure (including financial contributions) cannot be 5.12 In order to create sustainable secured by a planning condition, it will be communities we wish to ensure that the secured through planning obligations made necessary infrastructure is put in place to under s106 of the Town & Country Planning address community needs. This includes not Act, 1990 (as amended). Detailed guidance, only the works such as roads and utilities taking account of government policy, is set which are required to enable new out in a Supplementary Planning Document development to proceed, but the community (SPD) on Developer Contributions. This SPD facilities which ensure that occupiers of those sets out the type and scale of development developments have access to services such from which we will seek community as education, healthcare, leisure activities and infrastructure and facilities, and guidance on open space which can enhance their quality typical levels of financial contributions to be of life. sought where development generates a need 5.13 In some parts of the District, existing that is not provided for as part of the proposed infrastructure, including community facilities, development. The Council will identify specific may already be inadequate and the shortfall schemes and programmes to which would be exacerbated by any new contributions will be directed. The SPD also development. Elsewhere, the impact of a provides further guidance on planning particular development may be such that in obligations relating to other policies in this itself it creates a need for additional or core strategy, including affordable housing. improved infrastructure. In these cases, we expect developers to address the impacts of their proposals, either through the provision of facilities on-site as part of the new development, or through financial contributions which will be used to provide or improve facilities in the surrounding area. Where the combined impact of a number of developments creates the need for new or improved infrastructure, we will pool contributions to allow the infrastructure to be secured in a fair and equitable way.
5.14 Dependent on the type and scale of the development proposed, such additions and improvements may relate to, but are not limited to:
Transport infrastructure Wycombe Development Framework Core Strategy 2008 71 How Should It Be Delivered? 6 72 Wycombe Development Framework Core Strategy 2008 6 How Should It Be Delivered? How do we intend to deliver the outcomes? Making the Links
6.1 We know that we cannot deliver the 6.4 Each policy in this strategy includes a outcomes set out in Section 3 of this strategy section on how it will be delivered. In addition, on our own. Many other agencies, ‘Appendix 5 How the Outcomes are Delivered’ organisations, the private sector and seeks to summarise how the outcomes we individuals will all be involved in achieving want to achieve can be delivered, making the them. The umbrella of the Community Plan links between the Wycombe Development through the Wycombe Partnership provides Framework, the Community Plan, and the role a major driver for change, as well as working of other agencies and strategies in terms of on issues countywide where appropriate delivery. More specifically it sets out: through the Bucks Strategic Partnership. The Community Plans in Buckinghamshire at the what we are planning for in relation to district and countywide levels are being taken these main outcomes, including the key forward together as a “family”, to ensure issues that we are addressing (the issues are addressed at the right levels, which context) ensures specific issues to Wycombe District what targets and indicators we are setting can be addressed. This includes the recently ourselves to achieve these outcomes agreed Bucks Local Area Agreement. the main policies in this Core Strategy that help to achieve the outcome Resources where else in the Wycombe Development Framework we might help achieve the 6.2 The delivery of these outcomes has outcomes major resource implications. The development how it links to the Community Plan and industry has a key role to play, bringing Local Area Agreement, particularly in investment into the District, providing new relation to the main themes, targets and homes, helping to bring about regeneration, indicators and contributing towards the improvement of which other agencies and strategies our local infrastructure. A range of other might help to deliver these outcomes agencies (Government and other) and the utilities will also make an important 6.5 Given the summary nature of the table contribution in resource terms, as indeed will it cannot be regarded as an all inclusive list, the voluntary sector. but is intended to provide a broad guide to delivery - we have not for instance tried to list 6.3 Similarly where appropriate, the District every policy relevant to the outcome or every Council will use resources beyond just its agency involved in delivery, but just the main planning powers to help to deliver. This ones. It is important to remember that we are includes the resources of the services within not trying to deal with detailed issues in this the Council, but also its land holdings and land Core Strategy. Subsequent documents will acquisition powers where appropriate to address more detailed issues and outcomes. facilitate change. The Council and other agencies can also help in drawing in funding Monitoring from other sources. Delivery of the proposals in this document and more specific proposals 6.6 Each policy has a heading setting out that emerge in other local development indicators or targets relevant to the policy. documents rests very largely with the Appendix 5 also sets out the main indicators comprehensive nature of a development or and targets relevant to the main outcomes of difficulties with land assembly mean that the the strategy. These are how we will monitor Council may need to exercise its land the effectiveness of this Core Strategy. We acquisition powers. are conscious that there are a range of broader indicators, including indicators already in place for the Community Plan, Sustainability Appraisal and also indicators from Wycombe Development Framework Core Strategy 2008 73 6 How Should It Be Delivered? Government guidance. It is important that there are not too many indicators and that wherever possible the same indicators can be used for different documents. For this strategy in particular many of the Government’s core monitoring indicators (22) are used where they are relevant.
6.7 The Community Plan indicators and targets are drawn in particular from national quality of life indicators providing a good all round picture of conditions in the District. These will be monitored through the Community Plan. The indicators and targets that are specific to this Core Strategy will be reported through the Annual Monitoring Report. This provides an opportunity to keep under regular review the effectiveness of the strategy and to highlight the need for review of this or other documents, by bringing forward changes to the Local Development Scheme.
Replacement of Local Plan policies
6.8 The introduction of the Planning and Compulsory Purchase Act 2004 automatically saved all adopted local plan policies for a period of 3 years from September 2004. In September 2007 the Secretary of State issued a directive under the Act stating which local plan policies were to be saved beyond this 3 year period (23). Some of the policies in this Core Strategy will replace some of the saved existing policies in the Wycombe District Local Plan to 2011. Appendix 6 sets out a schedule of which Local Plan policies are replaced and will therefore no longer apply once this Core Strategy is adopted. It is possible that other Local Plan policies may be replaced by core strategy policies in time. However this will be determined once the detailed review of Development Control Policies is completed and it is determined whether there is a need for more detailed policies in the Development Control Policies DPD or whether parent policies in the Core Strategy will suffice.
22 See Local Development Framework Monitoring: A Good Practice Guide, Office of the Deputy Prime Minister (2005) 23 See www.wycombe.gov.uk/planning 74 Wycombe Development Framework Core Strategy 2008 6 How Should It Be Delivered? Wycombe Development Framework Core Strategy 2008 75 Appendices 76 Wycombe Development Framework Core Strategy 2008 Appendices Appendix 1 Key Diagram
Crown Copyright. All rights reserved. Wycombe District Council. License No. LA 100023306. 2008 Wycombe Development Framework Core Strategy 2008 77 Appendices Appendix 2 Changes to the Proposals Map 78 Wycombe Development Framework Core Strategy 2008 Appendices Appendix 3 Housing Trajectory W ycombe Development Framework Appendices Core Strategy 2008 79 80 Wycombe Development Framework Core Strategy 2008 Appendices Appendix 4 Transport Actions and Shared Vision for High Wycombe
This Appendix sets out the key transport actions that we want to achieve for Wycombe District, and sets out the agreed shared transport vision for High Wycombe between Buckinghamshire County Council and Wycombe District Council.
District-wide Actions
Key actions for the District:
Development of enhanced inter-urban coach services network facilitated by new rail interchange and regional coachway/park and ride, including the Handy Cross area, linked to public transport and traffic management improvements in the southern corridor of High Wycombe. Improvements to public transport, including quality bus partnerships in the urban area and demand responsive transport in rural areas poorly served by public transport. A call for a transport study of the problems associated with potential growth in north south movements between the Milton Keynes/Aylesbury growth area and the Thames Valley, and the best way of dealing with these. Junction improvements at key bottlenecks on primary routes, including Westhorpe interchange, Chapel Lane and, just outside Wycombe District, at Bisham roundabout Rural traffic management initiatives building on the “TRANQUIL” (TRANsport and QUIet Lanes) initiative. Creation of a safe, attractive and continuous walking and cycling network that serves and where appropriate links the main settlements.
Transport Vision for High Wycombe
The Community Plan vision for Wycombe District is of an area that is economically strong and a good place to live, work or visit. Our strategy for High Wycombe is to support urban renaissance, to achieve sustainable communities and sustainable growth in areas that are, or can be, well integrated with the town. In terms of transport this means:
Promoting sustainable transport alternatives to improve access to jobs, homes and services, and in particular to improve access between local and regional hubs and major development opportunities. Keeping traffic moving Managing travel demand and minimising traffic growth Maximising travel capacity on key corridors
High Wycombe town centre is at the heart of this vision and has a central role as part of a strong and vibrant economy that is attractive, people-friendly and accessible to everyone.
This not only requires an innovative vision for the town centre, described by the Masterplan, but also a clear transport strategy to support such major improvements.
Physical changes to the town centre layout to improve pedestrian and cyclist access and minimise the impact of traffic are integral to the Masterplan but cannot be adopted in isolation. Equally important to achieving the vision and meeting our objectives is the accompanying package of transport measures that not only manages traffic and travel demand across the town, but also enhances access. Both authorities (24) are committed to being bold to realise our Masterplan vision and the accompanying transport strategy.
24 Buckinghamshire County Council and Wycombe District Council Wycombe Development Framework Core Strategy 2008 81 Appendices This package builds on the proposals from the High Wycombe Town Centre Parking and Access Strategy that was approved by both Councils in 2004, whilst taking account of developments since then, including regional priorities such as the Thames Valley coach network.
The key elements of the package of transport measures for High Wycombe are:
Emphasis on short stay parking in the town centre to increase economic vitality and make best use of available space.
Long stay parking at edge of town sites supported by enhanced public transport services including frequent and efficient north-south cross-town park and ride services that reduce the need to travel by car to the centre and across town. These are envisaged as bus based services for the foreseeable future but the opportunities for other more innovative options in the longer term will be considered.
Creation of a transport hub close to the M40 on the south side of High Wycombe, “Wycombe M40 Gateway”, to provide a local interchange for journeys within High Wycombe (to the town centre and new rail station) and a regional interchange for inter-urban journeys, including to the Thames Valley, Heathrow, London and the Aylesbury/ Milton Keynes growth area.
Creation of a linear public transport hub across the town centre between the redeveloped rail station and new bus station to improve multi-modal interchange for all urban and inter-urban bus services, which could include a reduced fare / free fare zone within the town centre.
Investment in the major radial transport corridors to improve traffic and travel capacity, supported by the phased introduction of Urban Traffic Management and Control systems and incorporating bus priority measures.
Improving the quality and reliability of the urban and inter-urban bus network to make public transport a reliable and attractive alternative for people who live, work or travel in High Wycombe.
Introduction of traffic management and control measures to discourage displaced traffic from using residential or inappropriate areas and enhance the quality of the local street scene.
Creation of an attractive and continuous network for pedestrians and cyclists that provides links between and within communities, including reuse of the High Wycombe Bourne End former railway alignment where practicable, whilst safeguarding its possible role as a public transport corridor.
Expansion of the Wycombe Special Parking Area to the whole of the District to enable better enforcement of parking controls, improved management of traffic and improvements to the quality of the local environment. 82 Wycombe Development Framework Core Strategy 2008 Appendices Decisions on the Masterplan and the transport network are fundamentally intertwined and such measures are the essential underpinning if the radical improvements proposed for the town centre are to be realised. As a result progress in these two areas must be in step.
These measures will come at a cost and it is recognised that the LTP process will not deliver the necessary funds to realise the Masterplan vision. Wherever possible both Councils will take the opportunities to harness development proposals to secure upgraded transport services and infrastructure that give the widest possible benefits to the town, its environment and all travellers. Wycombe Development Framework Core Strategy 2008 83 Appendices Appendix 5 How the Outcomes are Delivered
This Appendix shows how the outcomes we are seeking to achieve through this Core Strategy (column 1) are to be achieved. It links the outcomes to the key issues (column 2), targets and indicator (column 3) and themes and targets in the Community Plan and Bucks Local Area Agreement (column 6). The LAA sets out, under a number of key themes or “blocks”, key areas of agreement and action between partners across the County. The main blocks relate to children and young people, safer and stronger, healthier and older people, and economic development. The LAA came into effect in April 2006. It sets out where in the Core Strategy the key policies to deliver the outcomes are (column 4) and where else in the WDF we may deliver these outcomes (column 5) recognising that we may not always be certain on the particular type of documents that we may prepare in the future and the scope of them. Finally, it highlights who else will help to deliver the outcomes and how (ie key related strategies) (column 7) recognising that in the space available this cannot be a comprehensive or detailed list but just highlights some key ones 84 W Appendices
Table .1 Community Needs Addressed ycombe
Outcome What are we planning for Indicator(s)/Target(s)/ Where in the Core Where else in the Community Plan Who else responsible – issues/needs C = Government Strategy (policy number WDF may we (CP) and Local for delivery/how? Development Core Indicator and title) address this? Area Agreement Timescales (LAA) links S = by 2011
M = by 2016 Framework L = by 2026 Homes To meet emerging South Annual progress against the CS 2 Locational principles Housing allocations CP Theme: Private sector provided to East Plan housing target of 402.5 net additional in Site Allocations Healthy Core help meet requirements, showing dwellings pa in the District, CS 8 Reserve locations DPD Communities [QoL Registered social local needs, anticipated housing supply split 90% to that part of 37] / Attractive landlords Strategy especially to 2026. Wycombe in the Western CS 12 Housing provision Guidance on Environment [QoL affordable Corridor and affordable housing 36] Regional Housing Board 2008 housing Affordable housing needs BlackwaterValley sub-region CS 13 Affordable housing and housing mix in and through Regional and assessed wider and 10% to that part outside and housing mix Developer LAA: Economic Housing Strategy – housing needs of the it. Contributions Dev and biannual funding rounds community CS 14 Gypsies, travellers document, Enterprise Block for affordable housing Annual progress in retaining and travelling showpeople including any [59, 60, 61] a deliverable supply of financial housing land in years 1-5 contributions and a developable supply in years 6-10 and 11-15.
Annual number of affordable housing completions (in terms of dwellings and bedspaces)
New-build affordable dwellings & bedspaces (in terms of their annual proportion of all new-build dwellings & bedspaces)
Target for 2006-11 23% of all dwellings; Outcome What are we planning for Indicator(s)/Target(s)/ Where in the Core Where else in the Community Plan Who else responsible – issues/needs C = Government Strategy (policy number WDF may we (CP) and Local for delivery/how? Core Indicator and title) address this? Area Agreement Timescales (LAA) links S = by 2011 M = by 2016 L = by 2026 Target for 2011-26 27% of all dwellings.
Deprivation Pockets of deprivation Raising communities out of CS 2 Locational principles Site allocations in CP – all themes District Council “Raising reduced and (urban and rural areas) the bottom 25% of the areas identified for up communities” initiative regeneration country in relation to specific CS 3 High Wycombe regeneration. facilitated Areas in need of social, aspects of the Indices of principles County Council “Getting economic and Multiple Deprivation (L) closer to communities” environmental CS 4 High Wycombe initiative regeneration Areas of Change Various partners on the CS 6 Princes Risborough Wycombe Partnership.
CS 7 Rural Settlements See also economic and and Rural Areas community outcomes W ycombe below Development Community Community infrastructure New Sports Centre (M) CS 3 High Wycombe Site allocations in CP Theme: ALL Use of District Council infrastructure such as for health, principles Site Allocations land and land acquisition provided, education facilities, sport, Redevelopment and Development Plan powers. improved and recreation and open expansion of university CS 4 High Wycombe Document protected space, arts and college (M) Areas of Change Bucks New University + Framework entertainment. More Developer Amersham and Wycombe
specifically, new sports New open space – eg CS 5 Marlow contributions College Appendices Desborough Area (M) centre(High Wycombe) document Core and hall (Princes CS 6 Princes Risborough County Council incl
Risborough) and athletics Amount of developer Schools organisation plan Strategy track contributions CS 7 Rural Settlements (5 yr plan). and Rural Areas 2008 85 86 W Appendices Outcome What are we planning for Indicator(s)/Target(s)/ Where in the Core Where else in the Community Plan Who else responsible ycombe – issues/needs C = Government Strategy (policy number WDF may we (CP) and Local for delivery/how? Core Indicator and title) address this? Area Agreement Timescales (LAA) links Development S = by 2011 M = by 2016 L = by 2026 Framework Stadium needs of CS 15 Community Private sector Wasps/Wycombe Facilities Wanderers Utilities providers
CS 21 Developer Core Deficiencies in open Contributions to Close working with other space. Needs identified Community Infrastructure key agencies (eg NHS Strategy through local community Trust and PCT) as their planning. plans and programmes 2008 emerge.
Public Improved transport Targets relevant to the CS 2 Locational principles New transport CP Theme: Private sector transport etc facilities as alternatives to District in the Local Transport facilities identified Accessible Places improved, the car Plan CS 3 High Wycombe in Site Allocations [QoL 42, QoL 44, Bucks County Council reliance on Development Plan QoL 45] through LTP (5 yr action car reduced Concentrating CS 4 High Wycombe Document Responsive plan, longer term vision), development in the most Areas of Change Approach [QoL 9] working with District accessible locations and Developer Council. encouraging other modes CS 10 Town Centre contributions LAA: Economic of transport Hierarchy document Development and Public transport operators Enterprise Block CS 16 Transport [58]
CS 19 Raising the Quality of Place-Shaping and Design
CS 20 Transport and infrastructure Outcome What are we planning for Indicator(s)/Target(s)/ Where in the Core Where else in the Community Plan Who else responsible – issues/needs C = Government Strategy (policy number WDF may we (CP) and Local for delivery/how? Core Indicator and title) address this? Area Agreement Timescales (LAA) links S = by 2011 M = by 2016 L = by 2026 CS 21 Developer Contributions to Community Infrastructure
Community Wider community None None Statement of CP Theme: District Council involvement in involvement in planning, Community Responsive planning including those groups Involvement Approach [QoL 1] Local Communities decisions who are hard to reach. LAA: Safer and Stronger Communities Block [37] W ycombe Development Framework Appendices Core Strategy 2008 87 88 W Appendices
Table .2 Resources Conserved ycombe
Outcome What are we Indicators/ Targets Where in the Core Where else in the WDF Community Plan Who else responsible planning for? Strategy (policy may we address this? (CP) and Local for delivery/how? Development number and title)? Area Agreement (LAA) links Framework Brownfield Conserve our Quantities and percentages of CS 2 Locational Brownfield site allocations Community Plan Private sector development scarce greenfield new residential and business principles and phasing of site Theme: Attractive optimised and land, particularly developments taking place on proposals in Site Environment [QoL Registered Social comes before that which has brownfield and greenfield sites CS 9 Green Belt Allocations Development 22] Landlords Core greenfield inherent quality (respectively) in High Wycombe Plan Document urban area, Marlow, Princes Strategy Risborough, the “identified rural settlements” and the remainder 2008 of the District.
Sustainable Conserving scarce Significant increase in homes CS 4 High Wycombe Supplementary Planning Community Plan Private sector construction and natural resources built to BREEAM/ Ecohome Areas of Change Document on Sustainability Theme: Attractive use of renewable and reducing standards. Guidance (to also set Environment [QoL Registered Social energy green house gas CS 18 Waste/ Natural specific targets relating to 25, QoL 26, QoL Landlords encouraged emissions. Significant increase in resources/Pollution renewables) 27, QoL29] / installation of renewable energy Accessible Places District Council Recycling of all Increased levels of production facilities Minerals and Waste Local [QoL 42b and c] through building resources recycling Development Documents regulations encouraged (prepared by Bucks County Council) Bucks County Council/CountyWaste Partnership, through Waste Strategy and Mineral and Waste Local Plan/LDF Outcome What are we Indicators/ Targets Where in the Core Where else in the WDF Community Plan Who else responsible planning for? Strategy (policy may we address this? (CP) and Local for delivery/how? number and title)? Area Agreement (LAA) links
Higher density To achieve Quality review of developments. CS 4 High Wycombe Detailed design guidance Community Plan Private sector and higher quality development that Areas of Change documents eg suburban Theme: Attractive developments makes an efficient Percentage of new dwellings CS 5 Marlow residential intensification Environment / Registered social achieved at the use of land but is completed at <30, 30-50, and CS 6 Princes Accessible Places landlords same time of high quality 50+ dwellings per hectare. (C) Risborough Detailed development CS 7 Rural Settlements control policies Average density of new major and Rural Areas developments (10+ dwellings) CS 19 Raising the Development briefs/other Quality of detailed advice for sites Place-Shaping and Design
Development Vibrant and vital Position of High Wycombe in CS 2 Locational Site allocations in Site Community Plan Private sector focused on town town centres national retail indices. principles Allocations Development Theme: Attractive centres and CS 3 High Wycombe Plan Document Environment / Council’s land holdings accessible Amount of retail, office and CS 4 High Wycombe Accessible Places and land acquisition locations leisure development in and out Areas of Change Development briefs/design powers- W
of town centres. (C) CS 5 Marlow advice implementation of High ycombe CS 6 Princes Wycombe Town Quantities and percentages of Risborough Masterplan (30 year
new residential development CS 10 Town Centre vision). Development within:- Heirarchy
a. walking distance and
b. 30 minutes travel by Framework public transport of a GP/health centre, hospital, primary and
secondary schools, and a Appendices
significant concentration of Core employment. (C) Strategy 2008 89 90 W Appendices Outcome What are we Indicators/ Targets Where in the Core Where else in the WDF Community Plan Who else responsible ycombe planning for? Strategy (policy may we address this? (CP) and Local for delivery/how? number and title)? Area Agreement (LAA) links Development
Biodiversity Maintain and Changes in areas and CS 4 High Wycombe Protection of designated Community Plan Implementation of
maintained, enhance the populations of biodiversity Areas of Change nature conservation sites Theme: Attractive Bucks Biodiversity Framework enhanced, biodiversity of the importance – by priority habitats CS 5 Marlow and green spaces/corridors Environment [QoL Action Plan created District and designations (C) CS 17 Environmental in Site Allocations 28, QoL 30] assets Development Plan Private sector.
CS 19 Raising the Document Core Quality of English Nature, local Place-Shaping and Biodiversity as part of nature conservation Strategy Design detailed design advice groups, Bucks Env documents. Records Centre 2008
Risk of flooding Addressing flood No. planning permissions CS 5 Marlow Site Allocations N/A Close liaison with avoided risk issues, granted against Env Agency CS 18 Waste/Natural Development Plan Environment Agency particularly near advice on flood defence Resources/Pollution Document to show areas the Thames and grounds (C) of highest flood risk Wye Table .3 Prosperous Economy
Outcome What are we Target(s) Where in the Core Where else in the Community Plan/LAA Who else responsible for planning for/issues Strategy (policy WDF may we address links delivery/how? are we addressing? number and title)? this? Jobs, Labour To avoid the District 65% of local people to CS 4 High Wycombe Site allocations and Community Plan Theme: Private sector. and Housing becoming a dormitory work locally (L) Areas of Change land use designations Prosperous and Learning broadly area or overheating CS 11 Land for in Site Allocations Communities [QoL 11, Through the South East balanced leading to excessive business Development Plan QoL 13, QoL 14, QoL 19] England Development in-commuting CS 12 Housing Document / Accessible Places [QoL Agency (SEEDA) and provision 43] Economic Partnerships, local chambers - initiatives and LAA: Economic strategies. Development and Enterprise Block [56]
Local skills Providing jobs that See Community Plan CS 2 Locational Site allocations in Site Community Plan Theme: Private sector. and labour take advantage of the quality of life indicators, principles Allocations Prosperous and Learning harnessed local skills base especially QoL 20 CS 11 Land for Development Plan Communities [QoL 11, SEEDA, Economic enabling people to proportion of working business Document QoL 13, QoL 14, QoL 19] Partnerships, and Learning work locally. age population / Accessible Places [QoL and Skills Council - initiatives qualified to NVQ levels Developer Contributions 43] and strategies. W ycombe Enhancing the local 2 and 4. (contributions to skills skills base to take and training initiatives) LAA: Economic District Council’s business
advantage of growth Development and development and Development sectors in the Enterprise Block [52, 53, regeneration team initiatives. economy 56] Bucks New University College and Amersham and Framework Wycombe College Appendices Core Strategy 2008 91 92 W Appendices Outcome What are we Target(s) Where in the Core Where else in the Community Plan/LAA Who else responsible for ycombe planning for/issues Strategy (policy WDF may we address links delivery/how? are we addressing? number and title)? this? Development ‘Smart’ Encouraging Annual gross/net CS 2 Locational Site allocations and Community Plan Theme: Private sector. economic economic growth that change in different principles land use designations Prosperous and Learning growth is not labour or land business uses, by CS 4 High Wycombe in Site Allocations Communities [QoL 11, SEEDA, Economic
achieved hungry location, by former use Areas of Change Development Plan QoL 13, QoL 14, QoL 19] Partnerships, local chambers Framework class and by the CS 5 Marlow Document - initiatives and strategies. typologies set out in CS 6 Princes District Council’s business Policy CS 11 Risborough development and
CS 11 Land for regeneration team initiatives. Core business Strategy
Congestion High levels of peak Targets relevant to the CS 3 High Wycombe Identify improvements Community Plan Theme: Bucks County Council minimized and hour congestion on District in the Local CS 4 High Wycombe to transport network in Accessible Places [QoL through implementation of 2008 transport certain routes Transport Plan. Areas of Change Allocations 42, QoL 43] Local Transport Plan. improvements CS 5 Marlow Development Plan secured New transport CS 6 Princes Document LAA: Economic Highways Agency. modelling of “Master Risborough Development and Plan” and M40 CS 16 Transport Seek contributions to Enterprise Block [58] Third party contributions Gateway transport CS 21 Developer improvements through including from private sector proposals by 31/3/08 Contributions to Developer Contributions to determine most Community document. appropriate solutions Infrastructure Table .4 Quality Places
Outcome What are we planning Target(s) Where in the Core Where else in the WDF Community Plan and Who else for/issues are we Strategy (policy may we address this? LAA links responsible for addressing? number and title)? delivery/how? Quality Creating and Quality review of CS 3-7 Place policies Detailed design advice in Community Plan Theme: Private sector Environments safeguarding attractive developments – level of CS 10 Town Centre other documents (eg Safe Communities [QoL and safe environments positive feedback Hierarchy suburban residential 5, QoL 6 b&c, QoL 7] / for people to live in CS 19 Raising the intensification) Healthy Communities Quality of Place-Shaping [QoL 38, QoL 40, QoL and Design Site specific development 41] / Attractive briefs Environment [QoL 22] / Accessible Places
Countryside Protecting the quality Quality review of CS 2 Locational Specific designation in Site Community Plan Theme: Private sector protected and and character of what is developments - principles Allocations Development Attractive Environment enhanced good, and seeking to CS 9 Green Belt Plan Document Implementation of improve those areas level of positive CS 17 Environmental Chilterns AONB that are not. feedback assets Policies in detailed Management Plan CS 19 Raising the development control (Chilterns AONB Amount of peripheral Quality of Place-Shaping document Board) greenfield development and Design W ycombe
Greening of Protecting the quality Net gain/losses in CS 2 Locational Specific designation in Site Community Plan Theme: Private sector Development the urban and character of the greenspace principles Allocations Development Attractive Environment areas green infrastructure designations CS 3 High Wycombe Plan Document Working closely with within our urban areas, CS 4High Wycombe LAA: Safer and Stronger other agencies and and seeking to improve Development and Area of Change Policies in detailed Communities Block [50, local communities in those areas that are not. implementation of CS 17 Environmental development control 51] development of Framework green assets document green infrastructure
infrastructure/public CS 19 Raising the and public realm Appendices realm strategies Quality of Place-Shaping Developer contributions strategies. Core and Design SPD Strategy 2008 93 94 W Appendices Outcome What are we planning Target(s) Where in the Core Where else in the WDF Community Plan and Who else ycombe for/issues are we Strategy (policy may we address this? LAA links responsible for addressing? number and title)? delivery/how? Development Places of Avoiding bland Quality review of CS 3-7 Place policies Specific designation in Site Community Plan Theme: Private sector distinction development that does developments - CS 19 Raising the Allocations Development Attractive Environment / created, local not create places at a Quality of Place-Shaping Plan Document Accessible Places
character and human scale. level of positive and Design Framework identity Development feedback Policies in detailed LAA: Safer and Stronger protected and respecting the varied development control Communities Block [50] enhanced local character and document
identity of different Core places Detailed design advice in other documents Strategy
Our heritage Conserving our heritage Quality review of CS 17 Environmental Specific designation in Community Plan Theme: Private sector 2008 conserved for the benefit of future developments - assets Allocations Development Attractive Environment / and generations CS 19 Raising the Plan Document Accessible Places Advice from celebrated Level of positive Quality of Place-Shaping specialist agencies feedback and Design Policies in detailed LAA: Safer and Stronger (eg County development control Communities Block [50] archaeologist, Net gains/losses of document English Heritage). designated heritage Use of grants where assets considered at Detailed design advice in available risk other documents (eg Conservation area Percentage of statements) conservation area appraisals updated in the last 5 years Wycombe Development Framework Core Strategy 2008 95 Appendices Appendix 6 Schedule of Local Plan policies replaced by the Core Strategy
The following list identifies policies within the Wycombe District Local Plan to 2011 that are replaced by policies in this Core Strategy
G2 Developer Contributions
G17 Hazardous Substances
G20 and G21 Development within the Flood Plain
G22 and G23 Surface and Ground Water Protection
G24 Renewable Energy
H5 Phasing of New Housing Development
H7 Design of New Residential Development
H13 Affordable Housing
E1 Employment Generating Development in the District
TC1 General Town Centres Policy
T1 Accessible Development and Sustainability
T14 Traffic Management in Rural Areas
C3 Community Facilities in Rural Areas
RT1 Protection of Existing Residential and Leisure Facilities
RT4 Commercial Leisure
CF1 Community Facilities (new)
CF2 Loss of Community Facilities
CF4 Meeting Halls and Places of Worship
CF5 Educational Land and Buildings 96 Wycombe Development Framework Core Strategy 2008 Appendices Appendix 7 Glossary of terms
Site specifically on the proposals map for Allocations development. The long term spatial vision and strategy for Core Strategy the area, including the key strategic policies and proposals to deliver that vision. Areas shown on the Proposals Map to which Designations specific policies apply (not allocations) Under the new Planning Acts, this is the prime consideration in the determination of planning applications. Under the new system Development Plan it consists of all Local Development Documents and the Regional Spatial Strategy. Spatial planning document prepared by the planning authority that is subject to an Development Plan independent public examination. They can Document (DPD) cover a range of issues, and will set out the main spatial strategy, policies and proposals of the Council. Generic term for documents that can be included in the Local Development Local Development Framework. Comprises Development Plan Documents (LDD) Documents, Supplementary Planning Documents and the Statement of Community Involvement. A portfolio of Local Development Documents Local Development that provides the framework for delivering the Framework (LDF) spatial strategy of the area. Rolling three-year project plan for the Local Development Scheme preparation of Local Development (LDS) Documents. Part of the Development Plan under the old system. Statutory district-wide document that Local Plan sets out land use policies and proposals for the area. Statements of Government policy on a range Planning Policy Guidance of issues - being replaced over time by Planning Policy Statements. New name for Planning Policy Guidance - Planning Policy Statement see above. Illustrates policies and proposals in Proposals Map Development Plan Documents. Wycombe Development Framework Core Strategy 2008 97 Appendices Non-statutory guidance under the old system, Regional Planning approved by the Government setting out Guidance regional planning policy - being replaced by the Regional Spatial Strategy. A statutory document under the new system that replaces Regional Planning Guidance Regional Spatial Strategy setting out regional spatial strategy and policies. New Local Development Documents will have to be in accordance with it. Sets out the approach of the authority to involving the community in the preparation, Statement of Community alteration and review of Local Development Involvement (SCI) Documents and in the consideration of planning applications. Environmental assessment of policies, plans Strategic Environmental and programmes required under the Assessment (SEA) European SEA Directive 2001/42/EC. Part of the Development Plan under the old system - abolished under the new system. Structure Plan Statutory document setting out county-wide land use strategy and policies. Statutory documents that expand upon Supplementary Planning policies or proposals in Development Plan Documents (SPD) Documents. These replace Supplementary Planning Guidance. Non-statutory guidance prepared under the old system to expand upon policies and Supplementary Planning proposals in the Local Plan or Structure Plan. Guidance (SPG) Being replaced by Supplementary Planning Documents. A social, economic and environmental appraisal of strategy , policies and proposals - required for the Regional Sustainability Appraisal Spatial Strategy , all Development Plan (SA) Documents and Supplementary Planning Documents. To be undertaken jointly with Strategic Environmental Assessment.
Note - entries shown in italics relate to terms solely relating to the old planning system. 98 Wycombe Development Framework Core Strategy 2008 Appendices