Classification: OFFICIAL PORep2099 (REDACTED) Page 1 of 8 Classification: OFFICIAL PORep2099 (REDACTED) Page 2 of 8 Classification: OFFICIAL PORep2099 (REDACTED) Response to Consultation: Preferred Options (Green Belt Sites) Land at Hotley Bottom Prestwood (Site 4-045) Chiltern District December 2016 Red Kite Development Consultancy On behalf of Mr Ralph Hill-King Dummer Somborne Ltd (landowner) Page 3 1of 8 Classification: OFFICIAL PORep2099 (REDACTED) CHILTERN AND SOUTH BUCKS JOINT LOCAL PLAN RESPONSE TO CONSULTATION ON PREFERRED OPTIONS (GREEN BELT SITES) DECEMBER 2016 Response on behalf of the owner of land at Hotley Bottom, Prestwood [SITE 4.045: CHILTERN DISTRICT] 1.00 INTRODUCTION 1.01 The Council has undertaken a complex assessment of Green Belt land, with a view to (in brief) identifying land which could be released to increase the supply of developable land in the District. 1.02 While it is appreciated that the value of retaining land within the Green Belt has to be assessed against the background of relevant parts of the NPPF, in selecting which land to release a planning balance must also be applied so that other objectives of the Plan are given due weight. 1.03 This representation concerns the point at which these potentially conflicting issues are weighed in the balance. The methodology for Green Belt site assessment in practice has resulted in sites being discarded at too early a stage in the assessment, prior to any balancing against the spatial strategy for the District. 2.00 CONTEXT 2.01 In the original Regulation 18 consultation on the Chiltern District Local Plan, the Options for a Spatial Strategy to distribute growth sustainably throughout the District included: c) extensions to a wider range of settlements (also Great Missenden, Prestwood and Chalfont St Giles) 2.02 In the subsequent 2016 Consultation on the joint Local Plan, this option remained as something to be considered in the changed context of a recognised shortfall in non-Green Belt land in the larger study area and a substantial need for new housing land: Option E. Built area extensions to a wider range of settlements - Great Missenden, Prestwood, Chalfont St Giles, Denham Green, Iver Heath, Farnham Royal, Stoke Poges and Iver Village 2.03 As yet, no decisions have been made on the Spatial Strategy. To a degree, this is a difficult ‘chicken and egg’ situation, but general planning principles and the presumption in favour of sustainable development point inter alia to locating new development in or adjacent to existing sustainable settlements. Page 4 2of 8 Classification: OFFICIAL PORep2099 (REDACTED) 2.04 Prestwood offers an opportunity for new housing in a reasonably sustainable location, as acknowledged in the preliminary work undertaken by the Council. While the two settlements of Great Missenden and Prestwood are distinct and separate, their immediate proximity means that residents have easy access to a wide range of facilities and infrastructure in both villages – including rail and public transport connections, schools, shops and community buildings. 2.05 Prestwood is a non-green belt village, indicating a lesser sensitivity to change than villages ‘washed over’ by Green Belt designation. There are extremely few opportunities for additional housing within the current Green Belt boundary surrounding the village. 2.06 On sustainability principles however, Prestwood is a suitable location for new housing development, in a sizeable community where a small percentage of growth will not have an unacceptable impact on the character of the settlement. The best way to increase housing delivery at Prestwood, without harm to the character of the existing village, is to allocate land on the edges of the Green Belt boundary. 2.07 The Council’s Green Belt Stage 2 appraisal is made however simply on the basis of existing site boundaries, and whether these are defensible. It is evident however that most existing boundaries around Prestwood are accidents of history, and are mainly rear gardens that have become defensible over time with maturing boundary planting. There are no significant major landscape features such as boundary roads, escarpments, watercourses or railway lines which define the edges of Prestwood, apart from those locations where developments have a street frontage facing open countryside (such as Greenlands and Honor Lane). 2.08 It is also relevant to consider the historic pattern of development which contributes to the character of Prestwood. In addition to linear development along road frontages, there have been numerous short cul de sacs formed within the boundaries of original larger plots/small field enclosures. (See for example Over Hampden, Potters Close and Beech Lane.) 2.09 The land proposed for additional housing (reference Site 4.045 Land east of Hotley Bottom Lane) is bounded by an established hedgerow to the south, a small copse to the east and the rear of existing gardens and a frontage to the Lane on the west. It has been maintained as part of a larger field so has no current northern landscape boundary, but substantial planting would be an integral part of any development on the site. The field is in a very minimal agricultural use for hay production and a reduction in its size would have no negative effect on the local landscape. 2.10 The scale of development proposed on this site would reflect the mosaic of landscape compartments and developed areas on this northern side of the village, would follow the established pattern of small cul de sac development, and would Page 5 3of 8 Classification: OFFICIAL PORep2099 (REDACTED) not intrude into the wider landscape. Neither would it have any adverse impact on the separation of settlements, or the essential character of Prestwood or its rural setting. 2.11 The owners appreciate that the Council had a huge task in assessing so many sites, but consider that it is wholly unreasonable to dismiss this site so early in the process on the single factor of the current absence of a fourth established boundary. This ignores other important factors as outlined above. 3.00 PROGRESSION TO STAGE 3 ASSESSMENT 3.01 The area of the Green Belt in which the site lies is classified in Part 1 of the Green Belt assessment as part of Area 9f, with the following comments which relate to the first 4 purposes of including land in the Green Belt as set out in the NPPF : 1. To check the unrestricted sprawl of large built-up areas; This land is not at the edge of a large built up area (Score 0) 2. To prevent neighbouring towns merging into one another; The assessment notes that within Parcel 9f: The north-east of the parcel (between Great Missenden, Rignall Road and Hotley Bottom Lane) is less important for preventing coalescence. However, the coalescence risk is rated as 3 because this is relevant to other land. This rating is too high for this part of the 9f General Area. 3. To assist in safeguarding the countryside from encroachment; Considerable diversity and prominence of built form is noted depending on topography within GA 9f. This site lies within an area of minimal prominence and visibility. The rating of 4 is too high for this part of the area. 4. To preserve the setting and special character of historic towns; No impact (Score 0) Page 6 4of 8 Classification: OFFICIAL PORep2099 (REDACTED) The overall conclusion (Map 5.5a) that the site 4-045 lies within an area which scores strongly tested against these 4 criteria is disputed. The immediate area should be reclassified as no more than medium performance. 3.02 As a result of the conclusion reached during Stage 2 on the issue of defensible boundaries, the site has not progressed to more detailed assessment. If this is done, by reference to the purposes of including land in the Green Belt as set out in the NPPF, it can be seen that the release of this specific site for a modest scale of development would not conflict with any of these objectives, and could make a useful contribution to the supply of housing land as a small extension to Prestwood. 3.03 The final test in the Councils assessment is whether exceptional circumstances exist which support the release of the site for housing. 3.04 The Council has developed a standard appraisal form for this purpose. If the site had reached this stage in the assessment, it is likely that the answers to the questions overleaf/on the assessment form would be positive, in that it is in a sustainable location adjacent to an identified large village, with access to a good range of services, will not cause harm to ecological, landscape or environmental interests, and would not prejudice the integrity of the Green Belt. Page 7 5of 8 Classification: OFFICIAL PORep2099 (REDACTED) 4.00 SUMMARY AND CONCLUSIONS 4.01 Prestwood is a sustainable village, capable of accommodating additional development in accordance with general sustainability principles. The opportunity to deliver new housing at this settlement should not be discarded prior to finalisation of a preferred Spatial Strategy for the District. 4.02 The release of Green Belt land for development at Hotley Bottom Lane (Site 4- 045) on the north east side of Prestwood, in the context of the Local Plan, would not conflict with the purposes of including land in the Green Belt, and is well located to provide a sustainable small increase in housing in the District. 4.03 The site is confirmed as being immediately available for development, with new housing capable of being delivered in the first 5 years of the Plan period. It is not land prominent in public view, and its development would not harm the character of the settlement of Prestwood or contribute to coalescence with Great Missenden.