‘Q&A’ on the new Local Plan
7 & 12 September 2016
1 David Johncock
Cabinet Member for Planning and Sustainability
2 Purpose of the meeting
• For us to answer questions that many people have asked • For you to get clarity around those answers • For you to ask further questions.
3 What we will cover (1)
Brief overview of : - The plan - The planning process - The consultation responses
4 What we will cover (2)
Hot topics 1. Housing numbers 7. Stokenchurch and 2. Green Belt review Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
5 Structure of the meeting • Presentation covering the ‘hot topics’
• We will break for questions on that topic at the end of each topic.
• We will then invite any other questions
6 Penelope Tollitt
Head of Planning and Sustainability [email protected] 01494 421519
7 What we will cover
Brief overview of : - The plan - The planning process - The consultation responses
8 A long time in the making…
• Two years ago the consultation on the New Local Plan closed.
• Change to the ‘5 year land supply’. • Reserve Sites • Appeals/permissions
9 The Big Challenge Plan
Achieve High Quality and Sustainability
+ new infrastructure
+ new jobs
+ new homes
10 Preparing the Plan
• Consultation 27th June – 8th August • Reminder re Government deadline – plan ready to submit “early 2017” (March 2017) • Had to speed up timetable by 7 months • Means will be finalising plan in autumn – Cabinet and Council in December
11 The Consultation
• Not a “statutory” consultation • But a sharing of where we are at and our direction of travel before we finalise the Plan. • Still gaps, still testing options, still working on some evidence…… • Evidence base on web – some still to be added • Drop in sessions in July
12 Drop in Sessions
Location Venue Times Date Fri 8 July Bourne End and Bourne End Community Centre 2.30 pm to 8.30 pm Wooburn Wakeman Rd, Wooburn SL8 5SX
Sat 9 July High Wycombe - Eden Shopping Centre 9.30 am to 4 pm Eden outside Starbucks Unit 9, Eden Centre, High Wycombe HP11 2BZ Mon 11 July Hazlemere Hazlemere Community Centre 2.30 pm to 8.30 pm Rose Avenue Hazlemere HP15 7UB Tues 12 July Lane End Lane End Village Hall, 2.30 pm to 8.30 pm Church Road, Lane End, HP14 3JE Wed 13 July Stokenchurch Kings Hotel, Oxford Road, 2.30 pm to 8.30 pm Stokenchurch, HP14 3TA Thur 14 July Booker/ Air Park Cressex Community Centre 2.30 pm to 8.30 pm 203 Cressex Road High Wycombe HP12 4PZ Wed 20 July Marlow Court Garden (Shelley Theatre), 2.30pm to 8.30pm Marlow , SL7 2AE
Mon 4 Wycombe Wycombe Leisure Centre, Leisure Centre – Sat 15 July Leisure Centre Handy Cross Hub opening times (not staffed) Reception area High Wycombe, HP11 1TJ , HP11 1UP www.wycombe.gov.uk/haveyoursay 13 Settlement Hierarchy
14 Settlement Hierarchy
15 25%
10% 50%
5%
16 Spatial Strategy
17 Spatial Strategy
• Determined by a combination of: – Focusing development on settlements higher in settlement hierarchy – Green Belt constraint and the AONB • High Wycombe area • Princes Risborough and Bourne End • Marlow heavily constrained environmentally • Larger/medium villages – depending on Green Belt review (later), AONB impact, sustainability
18 Brief Overview
The Plan
Any questions?
19 What we will cover
Brief overview of : - The plan - The planning process - The consultation responses
20 National Housing Issue Objectively Assessed Need // Housing Target
Objectively Assessed Housing Need
Less Constraints (AONB/Green Belt)
Equals Housing Target + Unmet need
22 Objectively Assessed Need / Housing Target
Objectively Assessed Housing Need 15,000
Less Constraints (AONB/Green Belt)
Equals Housing Target 10,000 + Unmet need 5,000
23 Duty to Co-operate
• Chiltern/South Bucks Joint Local Plan • 50,000 homes in Buckinghamshire • AONB/Greenbelt • Issue of unmet need
24 Aylesbury
Oxford
Metropolitan Green Belt
Chiltern’s Area of Outstanding Natural Beauty
Uxbridge / Heathrow
Reading
Race Horse Cart Horse
5 year land Duty to supply Co-operate
Our local plan no Objectively longer provides for this on a long Assessed term basis Need (OAN)
Development Local Plan Management This is the best means for without a managing guiding plan. development 5 year land supply
Reasons against
Reasons in favour
Strongly shift the balance “Magnetic Darts Rules”
Strong attraction to areas outside the AONB and Green Belt • Reserve Sites • Land around Longwick and north- west of Princes Risborough • Employment sites
Weak attraction to areas in the AONB but outside the Green Belt (south west of Stokenchurch and Lane End, villages in the Hambleden Valley)
Repelled from Green Belt Reserve Sites : planned release to maximise infrastructure and quality Site Development Planning Brief applications… Abbey Barn Adopted Summer 2016 Spring 2017 South Gomm Valley Consultation to start This autumn for and Ashwells mid Sept for 6 weeks, both parts of the for adoption early 2017 site Terriers Farm As for Gomm Valley As for Gomm Valley Slate Meadow Autumn/Winter 2016/7 Spring 2017 Abbey Barn Consultation spring Application late North 2017 spring 2017 Speculative applications
Red (and purple) Applications awaiting decision
Green Applications with permission
Amber Applications at appeal
Also appeals not on this plan - Molins Saunderton - Glory Park, Wooburn
32 Brief Overview
The Planning Process
Any questions?
33 What we will cover
Brief overview of : - The plan - The planning process - The consultation responses
34 Volume
• 3,094 individuals and organisations responded to the consultation • High level of attendance at the drop in exhibitions in July. • We are currently assessing and recording what all the comments relate to – so can’t give a detailed breakdown at present.
35 Main themes • General – Principle of using Green Belt, have we used all our brownfield land? Infrastructure provision. • Bourne End Green Belt – Hollands Farm, scale of housing, flooding • Marlow Green Belt – Oak Tree Road, merging, access, no numbers • Hazlemere Green Belt – Tralee Farm and Penn Road – coalescence, Chiltern District land, Hazlemere crossroads • Princes Risborough – including numbers being higher than in the draft Town Plan • AVDC Plan impacts (Haddenham new settlement) But have to consider the issues raised and not the numbers. 36 Brief Overview
Consultation Responses
Any questions?
37 Ian Manktelow
Strategic Planning Manager [email protected] 01494 421579
38 What we will cover
Hot topics 1. Housing numbers 7. Stokenchurch and 2. Green Belt review Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
39 Housing Market Area
NB Chiltern/South Bucks Joint Local Plan
40 Programme to Agree the Numbers • Working towards agreeing housing numbers and employment land distribution with other Bucks Districts – to go into respective local plans • New updated housing need figures to be produced by consultants shortly. • Districts keep working on the supply. • Finalise housing and employment land distribution • Autumn – sign formal agreement
41 Housing Numbers (work in progress, not all published, subject to change!) – June16 Plan Area Objectively Rough indication of Unmet need (-) assessed Potential Supply or surplus (+) need (2013- 33) Wycombe 15,100 10,000 (approx) -5,100 Chiltern 13,100 ? - 7,000? and South Bucks Aylesbury 21,300 Draft AVDC Plan +12,000? Vale consulting on 33,300 Total 49,500 New housing need figures to be produced by consultants shortly. 42 What about impact of Brexit?
• Won’t the housing need come down now? • NPPF and NPPG (Practice Guidance) unchanged at present • Starting point for housing need assessment are population and household projections – ie projection of past trends, not possible future policy changes • Would require NPPF/NPPG change of approach or change in demographic trends to impact on numbers
43
Housing numbers (supply) – what is counted? • Based date for plan – 1st April 2013. We count: • Net not gross • What’s been built since 1/4/13 • Planning permissions (provided they are “deliverable”) • Allowance for small windfall sites (under 5 dwellings) • Suitable and deliverable new sites (eg Princes Risborough, reserve sites, Green Belt Part 2 recommended sites, former employment sites etc) – ie ultimately what will be allocated in the Local Plan Currently updating all this – ultimately captured in the HELAA (Housing and Economic Land Availability Assessment)
44
Theoretical 5 year housing land supply (2015-20) • 5 year requirement = Housing requirement + shortfall + 5% = 2,952 (based on notional housing target of 10,000 or 500 per year) • Published 5 year supply = 3,642 • Surplus = 690
45 Approx 50% brownfield, 50% Greenfield
46 Distribution across High Wycombe
47 Sources of Housing Supply Sources of Housing Supply Number of dwellings (approx and rounded) Homes built 2013-15 (mainly 700 previously developed sites) 2015-2033 Previously developed sites 3900 Reserve Sites 1500 Princes Risborough expansion 2200 Approx (Greenfield) Green Belt Review (Greenfield) 900 50% Brownfield Other Greenfield (including Area of 300 50% Greenfield Outstanding Natural Beauty villages outside Green Belt) Windfall (previously developed 500 sites) 48 Hot Topic
Housing Numbers
Any questions?
49 What we will cover
Hot topics 1. Housing numbers 7. Stokenchurch and 2. Green Belt review Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
50 Green Belt review
• Part 1 –Arups – Bucks wide – Large scale – 7 possible areas identified in Wycombe to go into Part 2 of the review.
51 52 53 54
Arups recommended Part 2 sites
Green Belt review
• Part 2 – site assessments, including – the sites recommended by Arups in Part 1, – those we have identified – those promoted to us by landowners.
59 60 Summary of Proposed Green Belt Changes • Housing Proposals - Approx 900 homes, 7 sites, approx 60 ha. • Employment Proposals (both at Air Park) – new and existing built footprint – approx 25 ha • The 9 sites above = Just over 0.5% of all Green Belt in District • 3 others areas proposed to come out of Green Belt but not allocated (mainly already built up) – approx 36ha • Four other options being consulted on – approx 37ha • If all sites/areas/options taken out = 1% of Green Belt • NB In 2008 we added over 100ha of land into the Green Belt in Core Strategy.
61 Summary of other main changes/allocations • New sites in AONB but not in Green Belt (Stokenchurch/Lane End) - approx 200 dwellings (greenfield) - Discussions with Chilterns Conservation Board and Natural England - Key issue of “major development in the AONB” especially at Stokenchurch. • Sites at Longwick – mainly based on former draft Neighbourhood Plan • A few other new sites identified
62 Hot Topic
Green Belt Review
Any questions?
63 What we will cover
Hot topics 1. Housing numbers 7. Stokenchurch and 2. Green Belt review Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
64 What is infrastructure
• The facilities, services, and installations needed to support our communities and to enable • the local economy to thrive. This includes but is not limited to the following: • Transportation: roads, bus routes, rail network; • Education facilities: schools, colleges, universities, adult learning centres; • Utilities: water, power grids, sewers; • Community facilities: libraries, sports and leisure facilities, community centres; • Health care: hospitals, local GP surgeries and other facilities; • Emergency & essential services: fi re, police and ambulance facilities; • Green spaces: playing fields and sport pitches, wildlife areas; and • Communications systems: digital telecommunications.
65 What is the role of Planning?
• Work with providers (Thames Water, Chiltern Rail etc etc) – Advise them of the emerging plans – Learn from them their plans • Utilities are obliged to make provision for development from their own funding cycles • Transport, health and education get contributions from development through ‘s.106 or ‘CIL’
66 Hot Topic
Infrastructure
Any questions?
67 What we will cover
Hot topics 1. Housing numbers 7. Stokenchurch and 2. Green Belt review Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
68 Princes Risborough Town Plan
Draft published for consultation earlier this year
69 70 The numbers
• Existing population about 8,000 people, in about 3,500 homes • Expansion area to accommodate up to 2,500 homes, so roughly doubling the size of the town • Other developments in the town (such as Picts Lane) take the overall total up to 2,600 or so.
71 Next Steps
• Over 360 representations on draft plan • Transport issues key – especially route of relief road. • Further work required on Shootacre Lane options • The next stage of the plan is likely to be included in the Local Plan.
72 Princes Risborough
Culverton Farm/rear of Poppy Road, Princes Risborough
73 Hot Topic
Princes Risborough
Any questions?
74 What we will cover
Hot topics 1. Housing numbers 7. Stokenchurch and 2. Green Belt review Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
75 76 Hot Topic
Longwick
Any questions?
77 What we will cover
Hot topics 1. Housing numbers 7. Stokenchurch and 2. Green Belt review Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
78 33,000 total of which about (round figures) 20,000 = own growth & 12,000 = unmet need
Aylesbury 15,500 (50%) Buckingham 2,500 (50%) Haddenham 1,000 (50%) Winslow 1000 (50%) Wendover 800 (25%) Milton Keynes 4,000 New Settlement 4,000
79 Haddenham identified sites
80 81 19,500 total of which about (round figures) 15,500 own growth 3,750 unmet need from Oxford City
3500 at Chalgrove Airfield, but…
Elsewhere: 450 at Henley/Harpsden (through NDP) 600 at Thame (over and above the NDP) 430 at Wallingford 2465 spread around other villages (through NDP)
Safeguards land for Thames Water reservoir
Hot Topic
Haddenham
Any questions?
83 What we will cover
Hot topics 1. Housing numbers 7. Stokenchurch 2. Green Belt review and Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
84 85 Land off Mill Road, Stokenchurch
86 87 88 Hot Topic
Stokenchurch & Lane End
Any questions?
89 What we will cover
Hot topics 1. Housing numbers 7. Stokenchurch and 2. Green Belt review Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
90 Land off Amersham Road, Hazlemere
91 Land Off Penn Road, Hazlemere
92 Proposed new boundaries for Booker and High Heavens
93 94 Reserve Sites
95 Hot Topic
Hazlemere
Any questions?
96 What we will cover
Hot topics 1. Housing numbers 7. Stokenchurch and 2. Green Belt review Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
97 98 Hollands Farm, Bourne End
99 Hot Topic
Bourne End
Any questions?
100 What we will cover
Hot topics 1. Housing numbers 7. Stokenchurch and 2. Green Belt review Lane End 3. Infrastructure 8. Hazlemere 4. Princes Risborough 9. Bourne End 5. Longwick 10.Marlow 6. Haddenham
101 102 103 Little Marlow Lakes Country Park
104 Hot Topic
Marlow
Any questions?
105 Any other questions?
106 Slides not for use, but for ref in case…
107 Travellers
• Updated Needs Assessment (joint across Bucks) – WDC need for 22 additional pitches • Need split between those who “Travel” and “Non Travellers” • Assessment shows: - Need for 7 additional traveller pitches (2016–33) for those who Travel or status “Unknown” - 15 pitches when you include “Non-Travellers” - 3 additional plots for travelling show people
108 Travellers – consultation options/approach Option A: Meet needs of just those who travel (or unknown) – mainly from permissions, vacant plots + one more site Option B: Meet needs of travelling/unknown and non- travelling – as per Option A + some additional site options.
Identify sufficient sites for first 10 years (to 2028), then: Generic policy including broad areas – seeks to exclude further development in Green Belt and in the Marsh area (due to over-concentration).
109 Traveller Site Options
The Nursery, Flackwell Heath
Field Farm, Spurlands End Road, Great Kingshill
Sanfoin Farm, Wooburn Moor
High Barns, Cadmore End
Dry Banks, Stokenchurch
Part of land adjoining High Heavens, Booker
Land adjoining Old Horns Lane, Booker
110
Development Management Policies • Approx 25 policies under main themes: - Delivering Housing - Fostering Economic Growth and Supporting Local Communities - Placemaking - Managing Development in the Green Belt and our Rural Areas • Complemented by policies in Delivery and Site Allocations Plan (which we will mainly keep where fit for purpose) • Replace all policies in current Local Plan and Core Strategy
114 DM Policy - Approach
• Not to repeat NPPF + identify in policy where we are relying on NPPF • More concise • Not to have policies for everything • Adoption of certain Government Technical Standards – eg re accessibility, space, water efficiency • DSA + this Plan = approx 45 DM policies • Old Local Plan – approx 200 policies
115 Questions and Discussion
116