1. Introduction 3 2

Statement of Community Involvement April 2021 Content

1. Introduction 3 2. National Planning Context 4 3. The Local Plan 5 4. Development Brief 6 5. Evolution of Proposals 7 6. Community Consultation 8 7. Feedback 9 - 12 8. Summary Of Issues Raised & Responses 13 - 20 9. Appendices 21 - 29 10.Background – About Catesby Estates 30

2 1. Introduction

Catesby Estates is preparing proposals for new development on land known as Hollands Farm in Bourne End.

The development will cater for the whole community, from first time buyers looking for affordable housing, families looking for a place to grow, and homes for those looking to downsize.

Our proposals include 400 new homes with 48% affordable housing, land for a new one form entry primary school, public open space and footpath and cycle routes across the site linking up with the wider area.

Hollands Farm is adjacent to Hedsor Road and associated properties to the south; Heavens Lea and Hawks Hill boarders the site to the east, and Wessex Road and Millboard Road lie adjacent to the western boundary of the site.

Bourne End is a highly desirable, but expensive place to live, meaning many people are priced out of the market and are being forced to relocate from an area they grew up in, or are unable to upsize or downsize to meet their housing requirements.

Hollands Farm represents a unique opportunity to create a vibrant and sustainable new housing development for Bourne End.

3 2. National Planning Context

Community involvement is a key point within the national planning policy (NPPF) noted as:

“Early engagement has significant potential to improve the efficiency and effectiveness of the planning application system for all parties.”

“Good quality pre-application discussion enables better coordination between public and private resources and improved outcomes for the community.”

Catesby Estates interact with local communities as soon as possible within the planning process, working closely with planning officials and Councils, striving for excellence in communication to inform and consult with all parties at each stage of the process.

4 3. The Local Plan

It is now widely understood that one of the Government’s core objectives is to significantly boost the supply of housing nationally in order to address the ever increasing housing crisis resulting from a lack of affordability in the market and the consequent need for new homes of all types sizes and tenures.

To this end the Government has targeted to deliver 300,000 new dwellings per year.

The National Planning Policy Framework (the Framework) is the Government’s principal policy tool for the delivery of sustainable planning and development across England. The Framework seeks to deliver the significant increase in new homes that are required in a sustainable manner.

Planning Context The site known as Hollands Farm was removed from the Green Belt and allocated for residential development by Wycombe District Council in 2019. The overarching planning policy is set out in Policy BE2 of that Local Plan.

An application by local group, Keep Bourne End Green (KBEG), to go to the Court of Appeal was refused permission (3rd November 2020) stating “where permission to appeal has been refused on the papers, that decision is final and cannot be further reviewed or appealed.”

This followed the High Court dismissing their statutory challenge in July 2020 to the adoption of the Wycombe Local Plan (now forming part of Buckinghamshire Council).

KBEG objected to land being removed from the Green Belt at Bourne End and allocated for housing in the Local Plan. The Local Plan remains adopted, which allocated for residential purposes our 52 acre site known as Hollands Farm which forms part of a wider allocation in Bourne End which was removed from the Green Belt

The Council has been preparing a Development Brief document which is designed to guide development of the site. This has been prepared with input from the Parish Council, Councillors and Catesby Estates and was subject to public consultation, prior to Catesby Estates commencing public consultation on the proposals for the outline planning application.

Statement of Community Involvement As set out firstly in the Statement of Community Involvement (SCI) for Wycombe District Council and more recently in the emerging draft Buckinghamshire Council SCI, we have actively looked to work with residents and local stakeholders during the planning process.

The Covid-19 pandemic has brought about many changes across the country, including how public consultation for new development can be carried out. How we interact and share our views has changed for at least the short to medium term and we have had to adapt our usual consultation techniques due to social distancing restrictions. The details of which can be seen later in this document

5 4. Development Brief

Catesby Estates has been assisting Buckinghamshire Council on a Development Brief for the Hollands Farm site. This document has been subject to public consultation and is Draft Supplementary Planning Document Guidance (SPD). This application has been closely informed by the Draft Development Brief SPD.

Leading up to submission, discussions, including during the preparation of the Development Brief, have been held almost monthly since June 2019 with Buckinghamshire Council (formerly Wycombe District Council).

In addition, various statutory consultees have also been consulted, including but not limited to: . Highways . LLFA . Ecology and Arboricultural . LVA – to agree viewpoints . Early discussions held with conservation officer and archaeological officer

The Development Brief has been subject to meetings and input from the Community Liaison Group. This includes local councillors with members of the Neighbourhood Plan Working Party and Parish Council also in attendance.

These discussions have resulted in the Development Brief providing guidance for the Site including but not limited to: . Landscape and placemaking . Settlement character . Historic context and design responses . Access and movement . Location of primary school . Ecological considerations . Flood risk and drainage . Amenity of existing and future residents . Onsite and offsite infrastructure including Burnham Beeches SAC Mitigation . In addition, a Planning Performance Agreement was entered into between Wycombe District Council, Catesby Estates and Capreon.

The timetable and aim of this collaborative approach can be seen opposite.

6 5. Evolution Of Proposals

As part of our ongoing work with the Council and other consultees through the pre submission process and drafting of the Development Brief, we have evolved our proposals in line with feedback received.

This evolution process can be seen in the images below (left to right):

• Submitted Regulation 19 Concept Masterplan • The Draft Development Brief Framework Masterplan • Catesby Estates Public Consultation Masterplan

7 6. Community Consultation

Catesby Estates has been actively promoting this site, through the Local Plan process since Feedback 2017. Five opportunities for providing feedback were offered (telephone, email, online feedback form, online survey or freepost), encouraging members of the public to get in touch if they We looked to carry out early engagement opportunities by writing to and offering a had any further questions or wished to discuss the proposals in more detail. meetings with a range of local stakeholders, including: Feedback on the proposals commence on Thursday 18th February 2021 and was accepted Ward Councillors, Cabinet Members, MP’s, Woodburn and Bourne End Parish Council up to, and including Thursday 11th March 2021. (including their Neighbourhood Plan Working Group), Bourne End Residents Association, Appendix C Hawks Hill & Widmoor Residents Association and the Keep Bourne End Action Group (KBEG). Advertising An advert was run in the Bucks Free Press detailing the start of the public consultation on Some were happy to engage and we have sort to keep those lines of communication open, Friday 12th February 2021. Online adverts through their website and Facebook pages were and others declined. also run for 7 days commencing 12th February. These received 36,854 impressions and 173 clicks via Facebook and 133 via their website. We met with representative of the Wooburn and Bourne End Parish Council in August 2018 to carry out initial introductions and to discuss the site coming forward. Notification of the public consultation was also sent in advance to: Ward Councillors, Woodburn and Bourne End Parish Council, Bourne End Residents In June 2020 a virtual round table meeting was held with representatives from Association, Hawks Hill & Widmoor Residents Association and the Keep Bourne End Action Buckinghamshire Council, Wooburn and Bourne End Parish Council and other local Group (KBEG). stakeholders. This was to discuss our proposals and the Council’s Development Brief further. We have offered further meetings, remained in contact and updated them Posts were also added to the Facebook page @hollandsfarm and a number of Facebook regarding the commencement of our wider public consultation. adverts ran detailing the consultation. From the initial letter drop to the end of the consultation via the Facebook page 16,437 people were reached. A further 16,575 people We met with Dominic Grieve MP for Beaconsfield in 2019, and we wrote to his successor were also reached using Facebook advertising. Joy Morrisey on two separate occasions requesting a meeting which received no reply. Appendix D

The proactive approach taken by Catesby Estates has included: Other Consultation Our technical consultant teams have engaged with the Council regarding the Development Consultation Correspondence Brief, Education, 106 Contributions, Highways and Environmental constraints. For details of A A4 four page leaflet was sent to 779 local homes most likely to be affected by the this engagement, please refer to the specialist reports submitted in support of the planning development and asking them to comment on the proposals. application. Appendix A Regular email correspondence with the Councils and Ward Councillors will continue as part Consultation Website of our ongoing commitment to community engagement. www.catesby-hollandsfarm.co.uk The purpose of the website was to inform local stakeholders of our proposals, and also Following the feedback received a further video was published on the consultation website, offer them an opportunity to comment on the scheme. This site contained plans, links to addressing the main key issues raised. useful resources and short videos explaining the proposals. The website will be updated as our application progresses. Appendix B

8 7. Feedback 29 online surveys completed

Comments and questions raised during the feedback period have been considered as part of finalising the outline planning application, which this document forms part of:

48 online feedback/email 779 local homes received forms received details of how to access FEEDBACK the public consultation information and how to RECEIVED submit their feedback

712 pages views of the consultation website for an average of 4 minutes 28 seconds

9 7. Feedback – Online Survey Results

Q1: The last affordable housing to be developed in Bourne End was in 2003 at Q2: Bourne End is a highly desirable, but expensive place to live. Over the last Eghams Green, off the Cores End Road and comprised of 6 houses and 4 flats. year the average price of a home in Bourne End was £578,295 based on information available from Rightmove. Affordable housing is a combination of social rented, affordable rent and shared ownership housing, provided to eligible households whose needs are not met by Do you think there is a issue locally regarding the ratio of household income to the market. housing affordability?

Do you, or anyone you know have a requirement for affordable housing in Bourne End?

10 7. Feedback – Online Survey Results

Q3: Did you know that this development generates Community Infrastructure Q4: Do you think Bourne End would benefit from any of the following Levy (CIL) payments to the Council?

These payments can be spent by the Council on things like; highways improvements, increased rail services, community facilities, education and other large infrastructure projects.

This development is expected to generate in excess of £4.4 million in CIL payments. Bourne End Parish Council would receive 15% of CIL funds collected to spend locally.

11 7. Feedback – Online Survey Results

Q5: What do you think are the main issues for people looking for a home in Q6: What do you think are the main issues affecting Bourne End currently? Tick Bourne End? 1 being the biggest barrier and 5 being the least restrictive as many as you like barrier

12 8. Summary of Issues Raised & Responses

The free text responses from the survey, emails, letters and online form could be summarised into the following three key areas

PLANNING & HOUSING • Proposed density and height of homes • Housing numbers for the area • Affordable housing – type and quality • Self-build options • Energy efficient housing • Opportunity to covert offices into homes due to the effect of Covid • Effect on local employment • Consultation timing, Statement of Common Ground and working with Capreon • Want a full not outline application • Local infrastructure at capacity

DESIGN • Size of school site and location • Design including landscaping buffer not sufficient • Footpath links • Protection of the conservation area • Destroying green belt land. Biodiversity concerns including hedgerow and habitat loss

TECHINCAL & DELIVERABILITY • Existing utilities at capacity • Worsening of existing flooding issues • Traffic, parking and access concerns including Cookham Bridge capacity and Heavens Lea emergency access and width of proposed spine road for buses • Light and noise concerns

Our responses to the issues raised can be viewed over the page

Sample free text responses received can be found in Appendix E

13 8. Summary of Issues Raised & Responses

HOUSING NUMBERS

Hollands Farm was released from the Green Belt in order to deliver the much needed high quality new homes. Our proposals represent a logical and proportionate housing development for Bourne End with a mix of 1 - 5 bedroom homes, in-line with the Council’s housing mix policy, which is orientated to providing smaller properties which inevitably increases the density. The inclusion of smaller homes also provides opportunities for downsizers as well as those looking to take their first steps on the housing ladder.

In order to provide the required housing mix and prevent the need for further greenfield or Green Belt release in the future, it is important that the Hollands Farm site is used efficiently to deliver a housing scheme that caters for the housing requirement of the area. A range of densities and character areas have been used to reflect the characteristics of the adjoining areas within Bourne End to create a sensitive response.

HOUSING TYPE & DESIGN

The 400 homes proposed at Hollands Farm include 48% affordable housing, along with 5% self-build plot options which will be included in the Section 106 Agreement.

The final design, layout and style of homes, is something that is agreed and dealt with under a Reserved Matters application. See further commentary below regarding the type of planning application that will be submitted.

We can however confirm that at this stage the development will feature a range of dwelling heights from areas of up to 2 storey and other areas up to a maximum of 3 storeys. The height variations and locations will be guided by character areas and the immediate context. For example, dwellings adjacent to the southern boundary (conservation area) will be up to 2 storeys in height providing the ridge line of the proposed dwelling is lower than the adjacent Conservation area dwelling. The ‘up to' term enables variation within the height range supporting the use of lower heights should that be appropriate at the Reserved Matters Stages or in certain locations.

AFFORDABILITY

Our proposals for Hollands Farm include 48% affordable housing meaning 192 of the 400 homes included in our proposals will be affordable housing. The affordable housing will be built to the same standards and look the same as the market housing and would be spread throughout the site.

The housing mix of the affordable housing is set out in Wycombe’s Local Plan policy whilst the market housing mix is led by latest evidence from the Council at the time a detailed Reserved Matters application is submitted.

The latest evidence today shows 70% of housing would be smaller properties of 1-3 bedrooms.

Affordable housing is a combination of social rented, affordable rent and shared ownership housing, provided to eligible households whose needs are not met by the market. This is a specific product and whilst income is a factor, there are other criteria that need to be satisfied to qualify for an affordable house.

14 8. Summary of Issues Raised & Responses

ENERGY EFFICIENT AND LOW CARBON HOMES

Existing homes account for 20% of greenhouse gas emissions in the UK. To help reduce carbon emissions and keep down household energy costs, the new homes built will meet the latest energy efficiency standards and be heated by cleaner energy sources. In this regard the new homes to be developed will:

• Reduce carbon emissions by up to 31% (compared to homes built to current energy efficiency requirements) in accordance with new Building Regulations to be introduced in 2021.

• New homes will feature technology including photovoltaic (solar) panels, heat pumps, triple glazing and standards for walls, floors and roofs that significantly limit any heat loss

• Provision of electric vehicle charging points

REDEVELOPMENT OF OFFICE SPACE TO PROVIDE NEW HOMES

The long term effect of the Covid pandemic on the economy and housing need are yet to be realised. Whilst Covid has changed some working patterns for at least the short to medium term, there will still be a requirement for employment space.

It is worth noting that conversion of offices to residential often do not generate additional benefits such as affordable housing, public open space, education or NHS contributions and are not required to meet parking standards or deliver highways infrastructure, unlike greenfield development such as Hollands Farm.

In any event, Buckinghamshire Council removed the permitted development rights for conversion of offices to residential at Bourne End Business Park via an Article 4 Direction in 2019. The conversion of offices to residential is a controversial subject as the offices are often located with little to no access to green space, play equipment or other facilities. This article in The Guardian highlights some of the issues around conversion including poor design: https://www.theguardian.com/society/2020/sep/27/housing-crisis-planning-converting-office-blocks-homes-catastrophe-jenrick

EMPLOYMENT

New development will be key to aiding economic recovery at both a local and national level as a result of the Covid pandemic.

The proposed development of new homes and land for a 1 form entry primary school offers the opportunity to stimulate economic growth, create jobs, assist in meeting local housing need and add to the Local Authority’s revenue.

It is well documented that the UK High Street was struggling even before the pandemic. New residents mean increased spend on the Bourne End High Street, helping support local retailers and other service providers. Due to the High Street and Garden Centre being within walking distance, our proposals do not include additional retail facilities, ensuring additional spend by residents locally goes to existing businesses in the area.

In addition to direct employment opportunities, construction activity also involves purchases from a range of suppliers (e.g., concrete, glass, steel), some of which will be based in the local area. In turn, these suppliers purchase from other businesses further down the supply chain. Consequently, a number of indirect jobs would be supported in companies supplying construction materials and equipment.

15 8. Summary of Issues Raised & Responses

EMPLOYMENT CONTINUED

Workers spending their wages in local shops, bars, restaurants and other facilities will help to support the creation of induced jobs. Therefore, businesses in the local area and beyond are also expected to benefit to some extent from temporary increases in expenditure linked to the direct and indirect employment effects of the construction stage.

As a result, it is anticipated that the proposed development could support an additional 103 spin-off FTE jobs across the UK economy (in addition to the 68 FTE jobs set out above). Based upon the application of employment densities, it is estimated that the primary school that is proposed as part of the scheme could support 36 jobs

Research conducted by Onepoll on behalf of Barratt Homes (2014) suggests that the average homeowner spends approximately £5,500 within 18 months of moving to make the property “feel like home”. First occupation expenditure typically involves furnishing and decorating a property and will generate a range of economic benefits for the local economy by supporting jobs within local businesses.

PUBLIC CONSULTATION

Catesby Estates have worked closely with the Council and other local stakeholders over a considerable period of time to bring forward proposals on this site which was allocated in the adopted Local Plan in 2019. Catesby Estates have been part of the Liaison Group for the Development Brief (which also included representatives from the Parish Council, Neighbourhood Plan Steering Group, and Ward Councillors). We supplied detailed survey work, which was used to help shape the document along with input from statutory consultees.

A lot of behind the scenes detailed work went into the production of the Council’s Draft Development Brief with significant input from both statutory and local stakeholders to develop the key principles. In tandem, we have developed and evolved our plans in tandem with this process.

The bringing forward of much need new homes have already been delayed, due to the legal challenges by Keep Bourne End Green to the Local Plan, and these were found to have no merit.

It is therefore important that we move forward with the proposals for this site. Our consultation is an important element of refining and adapting our proposals.

OUTLINE VERSUS FULL PLANNING APPLICATION

We will be submitting an outline planning application with all matters reserved (excluding access) for Hollands Farm. Outline planning applications seek to establish whether the scale and nature of a proposed development would be acceptable to the Local Planning Authority, before a fully detailed proposal is put forward.

Where outline permission has been granted, and within three years of the outline approval, an application for the outstanding reserved matters can be submitted, i.e., the information excluded from the initial outline planning application. This will typically include information about the layout, scale and appearance of the development. No development can take place on site until the Reserved Matters application has been consented. Both types of applications are required to undergo public consultation before submission. Statutory consultees and local residents will also have the opportunity to formally comment of the applications once they are submitted and registered with the Local Authority.

Statutory consultees are those organisations and bodies, defined by statute, which Local Planning Authorities are legally required to consult before reaching a decision on relevant planning applications. Examples include the Environment Agency, highways authority, Natural England and Parish Councils.

16 8. Summary of Issues Raised & Responses

OUTLINE VERSUS FULL PLANNING APPLICATION CONTINUED

An outline application is a normal and lawful way of dealing with planning, and the granting of an outline planning permission does not preclude local stakeholders from commenting on a Reserved Matters application at a later stage in the planning process. The outline application will be accompanied by a Design and Access Statement (DAS) which will seek to ensure that any future detailed planning application will adhere to the principles agreed during consultation and at the outline planning stage.

STATEMENT OF COMMON GROUND

Catesby have worked with, and will continue to work closely with the Council and Capreon (owners of the northern land parcel). To date we have developed and shared a number of plans and survey work. The northern land parcel is not under Catesby Estates control, and therefore it is not within our rights to carry out public consultation on this site as it under separate ownership.

PRESSURE ON EXISTING INFRASTRUCTURE - School, doctors and local services capacity

Funding will be made available via Section 106 contributions. In addition, Wycombe Council (now Buckinghamshire) have an adopted Community Infrastructure Levy known as CIL, which imposes a requirement for developers to pay £223.66 to the Council for every sqm of market housing. CIL receipts from the development will also be available to fund improvements for highways, public transport, green infrastructure, environmental improvements and leisure/community facilities.

As this is an outline planning application, we cannot provide specific money generated through CIL, but to give a very broad indication based on the average house being 100sqm, this would generate in the region of £4.48 million. Bourne End Parish Council would receive 15% of CIL funds collected. Should a GP Surgery wish to expand their offering, the Clinical Commissioning Group (CCG) have the opportunity to request funding from S106 and CIL contributions if required.

SCHOOL

As part of the allocation of Hollands Farm, land for a primary school is required on site. The land for the primary school will be gifted to Buckinghamshire Education Authority when outline planning permission is granted. In addition, financial contributions will also be made towards school places. For every child generated by the development, there will be payments for nursery, primary and secondary level places.

Several potential locations for the primary school were explored by the LPA (Local Planning Authority) and the SPD (Supplementary Planning Document) Liaison Group at the initial stages of the SPD preparation. The discussions identified a preference for the school to be: 1. Located on the flattest land within the site. 2. Easily accessible from the public right of way network. 3. Accessible from the proposed linking road through the site. 4. Achieving a good walkable catchment for the existing and future residents of the area.

The Council’s consultation SPD indicated the preferred location, immediately eat of Millboard Road, and our consultation masterplan has agreed with and located the school site in full compliance with the SPD. The size of the school site, at 1.1 ha, has been stipulated by the Local Education Authority, and is a nationally recognised standard for the delivery of a 1 FE (Form Entry) primary school with appropriate provision of associated facilities. In addition, the Council have encouraged the inclusion of a further 0.3ha for the provision of pick up and drop off zones which the proposal has incorporated.

17 8. Summary of Issues Raised & Responses

DESIGN

The illustrative masterplan provides an indication of how development may come forward at the reserved matters stage within the ‘envelope’ of the framework plan. To provide a sense of separation between Hawks Hill and the development a significant landscape and open space buffer is proposed. This will be a minimum of 40m in depth and will contain significant new tree planting.

To secure exposed property boundaries to the north and south of the site, we propose that new dwellings will back on to the existing Hellyer Way properties placing private gardens between the dwellings and achieving policy compliant back to back distances; and to the south along the boundary of the Conservation Area, longer private gardens of around 20m in length will be provided. These gardens will contain landscape buffers of around 10m in depth to be retained in perpetuity.

The landscape design seeks to integrate the new housing into the landscape, retaining the vast majority of boundary vegetation, hedgerow and trees, and creating new areas of planting and public open space. Around the entrance from Hedsor Road, an arrival open space is proposed. This will provide a clear transition space between the Conservation Area and the proposed development.

To the west the site boundary adjoins the Wessex Road and Millboard Road industrial estates. Primary green links and public open spaces will provide a buffer between the proposed new homes and the industrial estates. It is proposed that the formal sport and larger children’s play requirements will be located here. Catesby do not propose vehicle access to Millboard Road although pedestrian access would be available.

FOOTPATHS AND LINKS

The existing diagonal Public Right of Way that crosses the site will be adjusted, in part, to support the appropriate laying out of the site. New footpath routes as part of the streets and the new public open spaces will create a series of looped and permeable routes seamlessly linking new residents to destinations on and off site. These will be integrated with the children’s play areas and planting. Furthermore, a new dedicated cycle path will also be accommodated on site and run north to south to improve connectivity for non-car modes of transport.

We understand that there is a local aspiration to achieve this linkage over the River Wye. However, this land is in private ownership, outside our control to deliver. We are unable to deliver a footbridge over the River Wye as part of our proposals. Our proposals do not prohibit this linkage from being formed in the future when matters of ownership are resolved.

In terms of Millboard Road, the part of the road adjacent to our site is also in private ownership and is outside our control. At no time have our proposals included a vehicular connection onto Millboard Road.

However, the public right of way footpath which runs parallel to Millboard Road and the site provides opportunities for pedestrian connections to be formed into the site. These pedestrian connection points are indicated in our proposals.

CONSERVATION

The site is located adjacent to the Hedsor and Riverside Conservation Area and there are a number of listed buildings adjacent to the south-eastern end of the site. In order to have minimal impact, design features include the provision of open space in these areas along with a 10m landscape buffer and restrictions on property heights adjacent to these areas.

18 8. Summary of Issues Raised & Responses

ECOLOGY

From the outset, the design has been informed by the retention and enhancement of landscape, ecology and habitat features on site.

A range of wildlife friendly features will also be incorporated (i.e., bat and bird boxes), in addition to soft landscaping which will include habitats such as grasslands (featuring wildflower) and large vegetative buffers to the boundaries providing a permeable site for wildlife.

Furthermore, the proposals provide sufficient inherent mitigation for protected species, such as, badgers, bats, birds, and reptiles to ensure they can be retained on-site, with no significant negative impact.

We are required by policy to deliver a positive net gain in biodiversity on this site. Through working with the existing features and supplementing those with new co-ordinated landscape and ecology features we are pleased to be able to provide over 10% net gain. This is considerably more than current local policy requires and is in full accordance with the emerging Environmental Bill. A full ecology report will be submitted as part of the planning application demonstrating how this is achieved

UTILITIES

Utility infrastructure (e.g., foul water, electricity, gas) has been assessed and any capacity constraints have been acknowledged and suitable mitigation proposals will be identified as part of application. This will also include financial contributions to upgrade capacity supplies where required.

FLOODING

Almost all the site is at low risk of a flooding and is located within Flood Zone 1 which have the lowest probability of flooding. National Planning Policy advises that such areas are suitable for residential development.

A small strip of the site adjoining Hedsor Road is in Flood Zone 2 and 3, and we are aware that this area of Hedsor Road is known to flood. No homes or buildings are proposed to be within or adjacent to this area

The requirement is for developers to ensure that there is no higher risk of flooding as a result of any development. This means we need to ensure that the water runoff from the site is no greater than the runoff from the existing green fields.

To do this, we assess the worst case of flooding (referred to as a 1 in 100 year event) and add addition 40% additional water to account for changes in climate change. This ensures we are testing the site for a worst case scenario flooding event.

The developed site therefore needs to store this critical amount of rainwater on site before slowing releasing clean water into the network. The storage methods on site will ensure a betterment to the surface water runoff rate compared to the existing greenfield.

19 8. Summary of Issues Raised & Responses

HIGHWAYS, ACCESS & PARKING

As part of preparing our Transport Assessment, we have undertaken numerous traffic counts and surveys of the local road network including understanding traffic patterns and the operation of Cookham Bridge, all of which are pre-Covid.

The assessment also includes development such as Slate Meadow and makes an account for traffic growth generally to 2033. The Transport Assessment includes a number of off-site highways improvements to specific junctions around the site to ensure their safe and efficient operation. These will be secured through the S106 Agreement.

The emergency access has been redesigned to ensure it is used solely in an emergency event only. On completion of the link road and supporting infrastructure, the emergency link will be permanently closed to all users including pedestrians.

The development will be served via an improved priority junction arrangement onto Hedsor Road in the general vicinity of the existing employment access, approximately 100m to the east of the Hedsor Road / Ferry Lane Junction. This will form the southern junction of a new link road, connecting Hedsor Road with Cores End Road via Princes Road to the north. Traffic lights are not proposed as these are not considered necessary for the efficient operation of the junction.

The junction has been assessed and fully considers safety, pedestrian and cycle movements, capacity and manoeuvring of regular vehicle movements. The junction has also been designed to minimise the urbanising impact on Hedsor Road. The access has been tested through the transport assessment process and has been subject to an independent road safety audit.

The access road has been designed to accommodate the local bus service with a design width minimum of 6.5m throughout the development. There will also be new pedestrian and cyclist links with the existing public right of way incorporated into the new development. The proposed link road will adjoin the boundary of Jacksons field (the northern land) to enable the link road to be delivered in full to Cores End roundabout.

Dedicated parking for each dwelling in line with policy will be provided, along with visitor parking and additional parking has been located next to the playing pitch

Our plans include a number of new footpaths and cycleways, and we have also looked at other transport modes other than the car, including subsidised bus travel and cycle vouchers to encourage non-car journeys, helping to minimise the impact of the proposals. In addition, the main link road will be constructed to facilitate a diverted bus route.

Network Rail have indicated that they are increasing the number of services at Bourne End Station from hourly to half hourly which gives easy access to Maidenhead and Cross rail and given this is within a reasonable walking and cycling distance of the site further promotes the use of more sustainable modes of travel.

LIGHT & NOISE CONCERNS

A Lighting Impact Assessment has been carried out and will be included with the outline planning application. This provides design parameters for guiding reserved matters applications for lighting the site such that they create a safe public realm environment while being sympathetic to the local surroundings, avoiding over lighting, sky glow, and glare. In terms of nature conservation, lighting will be carefully selected and located to maintain a safe public realm alongside identifying specific ‘dark corridors’ within the site to support nature conservation routes.

Noise and vibration assessments have also taken into account, including the proposed link road and the surrounding minor roads, existing housing and the light industrial area to the west. These will form part of the planning application package.

20 9. Appendices

Appendix A. Consultation Correspondence

Site in relationship to surrounding distribution area

21 9. Appendices

Appendix C. Feedback Form & Survey Appendix B. Consultation Website

22 9. Appendices

Appendix D. Advertising

23 9. Appendix E. Sample Free Text Responses Web Form, Letter & Email I am in in favour of the Egham's scheme and support it how ever how many social housing and affordable housing options is there and how many privately owned also is the design in keeping with local area and eco and energy efficient also will the have a farm style feel after name

Is there going to be a community centre and play areas for all ages as there are play areas and football pitch will there be a skate park near football pitch are there going to be equipment available and adapted park for special needs community including wheelchair users in park also will there be local shops and options for local and community run projects and groups and business

Animal friendly and educational and nature areas are and if any original areas of natural beauty or any buildings of protected species etc going to be saved and used to modernisation of area local transport links what is near by will there be a bus route

I am not totally against having new houses but here are my concerns with this project in particular:

• 1. It is vital to have a new main road in place that becomes the main thoroughfare for all traffic coming or going to Maidenhead, through Bourne End to Wooburn Green. The surrounding roads already struggle with the amount of traffic and become very congested. A new main road through the housing project will alleviate the existing traffic congestion in Hedsor Road, Furlong Road and through the centre of the village.

• 2. This project will replace a considerable amount of green space and natural drainage with hard surfaces, therefore creating more pressure on the surrounding flood plains and drain systems. Has a survey been carried out to forecast the impact of this? My property is 40m away from the flood plain and has to the best of my knowledge has never been flooded. Could this project extend the flood plain and cause flooding where it hasn't occurred previously?

• 3. Our current local amenities such as the local GP surgeries are barely able to cope with the number of residents, is there anything in place to improve or accommodate another 1000-1200 possible new patients that this project may bring in to the village.

• 4. With the average household having 2.5 - 3 cars per household, will adequate parking be put in place for this development i.e.. minimum of 1000 parking spaces (2.5 per unit)

• 5. Hedsor Road in particular struggles with residents parking and the increased traffic caused by people using it as a shortcut through to Slough and the M4. Would this be a good time to make Hedsor Road a one way system? As long as new main road is in place through the development.

On the plus side the new development will bring a number of benefits such as economic growth, affordable housing for younger generations and the benefits to the local shops/restaurants etc. in the village. Therefore I am not against the development but i won't support it until all my reservations i have mentioned have been answered satisfactorily.

I am a key worker living in the High Wycombe area, I was born here and my children both attended Bourne End Academy, my youngest is still there now and will be for the next 4 years at least. I also work locally to the area.

I am keen to get on the housing ladder with an affordable scheme, at present I rent my home from a housing association and have been here nearly 6 years. I have been at my present job for just over 5 years and I earn an average salary. I would be very interested in some more information about the development and the affordable schemes for helping people to purchase their first home

24 9. Appendix E. Sample Free Text Responses Web Form, Letter & Email

Brilliant scheme. It'll be great to see new homes built in the area and a chance for many buyers to purchase in a highly accessible location.

Excellent to see new homes being provided in a well located, highly accessible and sustainable location. Please let me know when they are available to purchase and put me down on the waiting list etc

What a poor survey! I support a realistic & thoroughly planned development of the site - outline proposals do not effectively answer the access & transportation issue associated with this development. 400+ houses will probably represent a gross over development of the site when appropriate buffers and a practical transport plan is developed in conjunction with Highways.

I appreciate that the authorities have accepted that this development is sound in general. The extent of the development is much to large for the local area. The density is far to high and will lead to a wholly unsuitable number and type pf dwellings. There is already a proposal of 150 dwellings within 100 metres of Jackson's field at Slate Meadow. This will make just over 600 units which is much greater than the figure needed that is quoted by the Council. The effect of the already strained road system will become intolerable. The one way system over Cookham Bridge already backs up to Bourne End past the Hedsor Road junction.

The exit proposed will require a roundabout that is not shown. The proposed development assumes access from Jacksons field which for some reason is not shown, that The Orchard might be released, that Millboard Road might provide an access and that Public Footpaths can be changed at will. There is no idea given of any building design and the diagram and the green spaces are far too small. As approximately only about 240 dwellings are needed to satisfy the planning needs why is it necessary to ruin a traditional setting with this concentrated planning application. I shall object until some common sense prevails.

I appreciate the efforts to include green space in the master plan. However I feel the current density of 400 houses will overwhelm an already busy area and place too much pressure on the roads and train station (the train to London is already packed every morning). I also have concerns about the impact of building so many houses close to a conservation area and areas at high risk of flooding. I am concerned that the extensive building on the land could disrupt the natural ecosystem and increase the flood risk for neighbouring areas. I also feel the green buffer between Hedsor Road and the development is insufficient. In summary, I think the number of houses should be drastically scaled back and the green space bordering Hedsor Road extended across the full length of the street - with no houses built along this strip of land.

Our house backs onto Hollands Farm and this development will have a diverse impact on us, with the upheaval involved in building the new proposed homes and building the new through road from Princes Road to Hedsor Road. It will change Bourne End from being the lovely village it is into just another town. The infrastructure will not cope; we only have one way in & out of the village. There is only one primary and secondary school and one doctor's surgery. It is also proposed to be built on a flood plain, the field behind the Flowerland garden centre flooded only last week.

It will also have an effect on the wildlife including but not exclusive to, the Muntjac deer, badgers , pheasants not to mention the various species of birds. We have been told there will be affordable housing included in this development but judging by the house prices with other new properties in Bourne End this will not be the case. I hereby ask that the council rejects this application and keeps Bourne End as it is, a village

25 9. Appendix E. Sample Free Text Responses Web Form, Letter & Email Current Traffic between Wooburn Green / Town and Cookham uses Cores End Road and Furlong Road, neither of which is suitable or safe for modern traffic requirements (especially HGV’s) and neither are well maintained. Cores End road in particular is decrepit and is really unsuitable for heavy traffic of any kind. I live on Station Road, which also has significant traffic avoiding Hedsor Village or Furlong Road as these routes have parked vehicles and speed restrictions. We have a 30 limit which is largely ignored, particularly approaching the Parade / Station Road / Cores End Road mini roundabout (which is also poorly maintained and dangerous - due to speeding and absent Keep Left signs).

In summary, the establishment of a Primary Signposted Route is potentially the only “upside” for local residents resulting from the development of Hollands Farm. As it is, for too long the local roads here have been inadequate for modern communication and this improvement opportunity should not be missed. It’s provision would also be a useful “selling point” for Council and Developers against any objectors (and in the spirit of a community contribution for the benefit of all).

I do not in any way support the Hollands farm proposed plans and development . The level of planning is far too vast for this area . Our current village and infrastructure is already under pressure from high levels of traffic and the number of residents . Taking away the green belt and open space will have a devastating impact on the local wildlife and well being of our village

You claim to be using the council development brief. Given the council consultation on that brief closed on the 17th, your consultation commencing on the 18th seems unfairly premature and from your proposals seems not to have taken into account many of the residents concerns on the development brief. You are proposing an outline planning application which is completely inadequate giving the sensitivities of the site, the conservation area, the potential ecological damage. A full planning process must be followed.

Our areas of concern are in short: • Housing density is not in keeping with surrounding areas and must be reduced. The number of houses you are proposing takes total housing in Bourne End above the number the council has previously said is unsustainable for the area. • Traffic, parking and site access. Your proposals are unsafe and will result in a massive increase in congestion and pollution. No consideration is made of the pinch point at Cookham Bridge. • Your proposed buffer zones are inadequate for residents and not in line with providing green and open spaces. • Your proposals do not take into account flood plains or the recent history of flooding in the area. • This site is bordered by a conservation area and this seems not to be taken into account either by your housing density, height of houses or lack of buffer zones/green zones.

Housing density is not in keeping with surrounding areas and must be reduced. The number of houses you are proposing takes total housing in Bourne End above the number the council has previously said is unsustainable for the area. Proper considerations has not been given to the impact on the adjacent Conservation area and the surrounding Historical landscape.

Why has the new Biodiversity Mandate been ignored? How can a development of 400 houses be more Biodiverse?

26 9. Appendix E. Sample Free Text Responses Online Survey Results: Q.7 Are there any issues or opportunities in the area that you feel are relevant to the proposals? Please explain your answer

Concerned about flooding - it's already an issue, and building more houses on a floor plain will make the issue worse, not better. Traffic is already bad getting in and out of the village, especially over Cookham bridge at peak times. 400 houses will overwhelm the local roads. Proposed developments will overwhelm the village Not enough use of brown field sites for housing development, in particular un-used office space which is likely to be in surplus for the foreseeable future due to the recent global pandemic. In Q5 I wouldn't have chosen any of the options as the main issues for people looking to live in Bourne End. I think lack of regular public transport and/or road infrastructure are of major concern, as is free parking for anyone looking to shop locally. The answers you get from Q5. will be misleading to use in a statement - you should have merged questions 5 and 6.

The roads leading into the area are too narrow and restrictive. I.e. Hawks Hill and Cookham bridge. No pavements. 20 mph zone needed around new estate. I don’t support cutting part of the hedge to make an ‘emergency access route’ for the following reasons. The hedge has been here for hundreds of years and has so much wildlife in it. People will walk out of the gap and the lane is very dangerous, there are no paths. The lane is too narrow for emergency vehicles. There are other existing gates and access routes onto the field already.

The buffer zone should not be used as a children’s playground - there are several playgrounds already marked out, please can we have one straight green space for adults - a quieter green nature zone? That’d be lovely, we have no accessible green areas within walking distance. Traffic is already a major problem, especially at peak times. This includes queuing at Cookham Bridge, which frequently backs up beyond the junction between Ferry Lane and Hedsor Road. The proposed development of Hollands Farm will inevitably result in substantially increased traffic in the area and consequent problems. Building 400 new houses will negatively and drastically impact on the traffic, on the public transports, infrastructures, on Bourne End population (it will be increased by a 40% at least), public services, air and noise pollution, green spaces and wildlife.

Maybe the number of houses was right five years ago. However, with the ones already built, the conversion of offices to residential, and the one planning now in place, that number exceeds significantly what the village needs and can absorb.

Even if the half number of houses are built, there must be EXTENDED BUFFER ZONES AROUND ALL THE BOUNDARY ZONES, ESPECIALLY AROUND BRIDGESTONE DRIVE & HELLYER WAY.

Footpaths and green areas must be kept, increased substantially, and protected. I strongly believe that it will change drastically and negatively the character of the village.

The development of Hollands Farm is not going to contribute positively to any of the issues you have raised in the preceding survey and will in fact have a negative impact on the community as a whole Developing Hollands Farm is no longer necessary because of 200+ recent new homes built in the Bourne End Wooburn, plus Covid requires Councils to look to redevelop town centres instead.

27 9. Appendix E. Sample Free Text Responses Online Survey Results: Q.7 Are there any issues or opportunities in the area that you feel are relevant to the proposals? Please explain your answer

The traffic and parking issues are already a huge problem. 400 addition houses will only make this worse. There are no proposals to resolve the station parking problems.

The proposed number of houses is too many giving a very high density and leading to proposals for higher houses that will overlook the existing estate. The existing road infrastructure is already inadequate with single lane traffic on Cookham Bridge/Hedsor Road/Hawks Hill. Increased development without providing a solution to this will only exacerbate the issue. This needs to be front & centre of the planning proposals. No Hedsor road is unsuitable for further additions Proposed density & impact on the existing homes surrounding the site is unacceptable. A complete Highways plan for the entire site is required with a planning submission. Your CIL payment question is misleading - the Parish Council % of funding is not linked to 'highways improvements, increased rail services, community facilities, education and other large infrastructure projects'. The survey is terrible and bias - it does not get to the heart of any of the issues. Whoever developed and authorised this survey cannot seriously think these questions can be considered a 'public consultation' - as such they should immediately resign. These proposals assume development on Jackson’s Field to complete the access route, but this is not guaranteed- there are many issues with making Princes Road an access point, so the 2 developments should seek outline planning together, not separately. Either one is not viable without the other.

The Council’s Development Brief has not yet been finalised- only the Draft has been published, so any changes reflecting the Public Consultation have clearly not informed the Catesby proposal. Instead of blatantly disregarding that consultation process, the Catesby proposal and consultation process should be delayed and include any changes or new decisions after the Council consultation process.

Heaven’s Lea is a dangerous, steep, narrow road with poor visibility, accessed from a road with 7.5 ton vehicle restriction. This precludes any kind of emergency access, even temporary. Has anyone from Catesby actually visited this location?!

Flooding issues- main drains in roads next to the site cannot cope with run off from heavy rainfall. Local roads regularly flood.

Increase in traffic from Berkshire side of Cookham bridge after Cookham proposed housing developments needs to be included- projections from each development should not be considered in isolation, but combined.

Parking- the allocated spaces on plans are not clear enough. Is an area a front garden or a driveway? It can’t be both. The plans are misleading.

How many parking spaces are provided for the sports area? If this new facility is for the whole village, there needs to be adequate parking.

There is mention of increased employment opportunities, but no mention of jobs lost through development of land used at existing equestrian business.

What will happen to this business and associated buildings and land? The Council plans indicate that this area is included in the development plans, contrary to Catesby’s plans.

28 9. Appendix E. Sample Free Text Responses Online Survey Results: Q.7 Are there any issues or opportunities in the area that you feel are relevant to the proposals? Please explain your answer

We don't need the development. It will completely ruin Bourne End pls address the following, access road , cook ham bridge, flooding, larger gardens There are currently 97 homes for sale in Bourne End at a range of pricing and sizes with many small properties. A lot of these have been for sale for a good while - if these aren’t selling why can possibly be the need for any more? The infrastructure of Bourne End will never support more housing. You will destroy the character and community of the area. Why would you build so close to a flood plain? House buyers will never be able to arrange buildings insurance for your properties - certainly not with flood cover. My son plays Academy level football and the number of Astro pitches in and around the area are plentiful - Bourne End Academy, Bisham Abbey, Furze Platt, Great Marlow School to name but a few. We absolutely do NOT need another pitch in Bourne End, it would be madness. Far too many houses on site, infrastructure incapable of supporting a dense housing estate, insufficiently transparent consultation process on the part of your company and the council We have a village that works currently . Make it any larger and we no longer have a village . It will end up being a town . We do not want to live in a town, we chose to liger here as it is a village . 1) Residents on the second part of Princes Road have to reverse out given the narrow road. Reversing out into the potential of oncoming buses on the link road is highly dangerous.

2) Potentially locating a school next to a fast moving light industrial estate is asking for accidents to happen.

3) The density of the proposed housing is totally out of keeping with the rest of Bourne End and clearly only cares about commercial profits.

4) This proposed plan is all about trying to ram a square peg in a round hole. Traffic problems exist without the development. Traffic problems will be exacerbated by the development. Access from Hedsor Road is a poor solution Very biased survey. Proposals should include a solution to current traffic problems in Bourne End. Provision of just a T junction off Hedsor Road on to the site, which is within 100m of a dangerous junction where deaths have occurred is not adequate either during construction or after development. It’s a shame to loose the open fields There are significant road traffic, noise and pollution, flooding and ground water issues that make this site extremely difficult to deliver without negatively impacting existing residents of Bourne End. The proposal needs to address these before any outline planning application is submitted. Significant opportunities will exist for conversion of unused office space following the change to home working making conversion and redevelopment of commercial property and brown field far more effective in delivering affordable housing whilst also reinvigorating developed areas far more than building in green field rural and village settings will.

For all the extra people we will need another Doctors surgery - it's almost impossible to get an appointment with a doctor without a long delay. Major issues affecting highways, greenspace, ecology, nuisance to local residents.

29 10. Background – About Catesby Estates

Catesby Estates established in 1996, work closely with housebuilders, councils, local residents and other stakeholder groups to deliver, new high quality homes on developments that are seen as a positive part of the local community in which they sit.

The pressure on the housing market is significant with the demand for homes outstripping supply.

An increase in life expectancy, immigration, single person occupancy and the demand for second homes being just some of the contributing factors.

Catesby Estates are part of Urban&Civic plc, the leading master development business in the UK.

Find out more: www.catesbyestates.co.uk

30 31