Meeting documents

     PLANNING ENVIRONMENT AND TRANSPORTATION COMMITTEE

     Minutes of the Special Meeting of the Committee held on

     7 April 1998

     PRESENT

     Cllr D E Done (in the Chair)

Cllr J M Blanksby

Cllr D J Coe

Cllr A A Dunford

Cllr A Dunn

Cllr S H Graham

Cllr Mrs A E Hardy

Cllr M D Huddy

Cllr Mrs V A Letheren

Cllr Mrs C C Martens

Cllr P J Moore

Cllr R J Nagle

Cllr C B Oliver

Cllr Mrs K M Peatey MBE JP

Cllr D A C Shakespeare

Cllr Mrs J E Teesdale

The following local Members attended for consideration of Minute No 80.

Cllr     Mrs F W Alexander

Cllr     R W A Barber

Cllr     S R Billingham

Cllr     J M Campbell

Cllr     P J Cartwright

Cllr     Mrs L M Clarke

Cllr     A D Collingwood

Cllr     E H Collins

Cllr     R B Colomb

Cllr     D A E Cox

Cllr     Mrs K M Draper

Cllr D G Fieldhouse

Cllr Mrs J E Gabbitas

Cllr A Gielgud

Cllr D A B Green

Cllr Mrs E Hall

Cllr B T A Holland

Cllr R W Jennings

Cllr Mrs P Priestley

Cllr R C Pushman.

1.     THE WYCOMBE DISTRICT LOCAL PLAN 1991-2011

ADEPOSIT@ PLAN DEVELOPMENT STRATEGY

The Chairman welcomed Members, Ward Members and Members of the public to the special meeting of the Committee which had been arranged to identify the main strategic land allocations for the Wycombe District Local Plan 1991-2011 to meet the housing, employment, retail and hotel requirements of the District in accordance with the principles of sustainability  and making the best use of existing urban land.

The Committee received a presentation from Mr D Turner, Head of Planning Policy and Economic Development, explaining the background to the Deposit Local Plan Development Strategy, details of the results of public consultation, recommendations with regard to housing land, employment sites, retailing and hotel developments.

He explained that the outcome of the Committee=s deliberations during the meeting would be incorporated into the Deposit Local Plan.  The Plan covered a wide range of issues and the policy towards a number of further strategic issues that would be considered at the next ordinary meeting of the Planning, Environment and Transportation Committee on 15 June 1998.  These issues included land allocations for Park and Ride; policy towards the future of land in Areas of Special Restraint not identified for development; and built leisure facilities.

Having identified the individual sites that had been assessed for the various forms of development, the Committee=s attention was also drawn to details of further representations received between 24 March and 7 April 1998.

Members thanked Mr Turner for his presentation and were asked to consider the detailed recommendations numbered 1-32 in the report submitted.

RESOLVED: That recommendations 1-32 contained within the agenda as submitted be considered.

(A) HOUSING RECOMMENDATIONS

The Committee was reminded that the Buckinghamshire County Structure Plan 1991-2011 had allocated 7,200 homes for the Wycombe District of which 3,700 homes would be required during the period 2001-2011.  It had been estimated through the Structure Plan process that some 1,300 dwellings would come forward through Awindfall= developments (ie sites of under one hectare) during the latter ten year period of the plan; thus leaving a strategic housing requirement to be identified on new sites of 2,400 homes.

(i) Revised Land Availability and Windfall Estimates

Based upon evidence of actual housing completions taking place since 1991 and further analysis of those completions a revised estimate of windfall development supported an increase from 1,300 dwellings to 1,800 dwellings.  Consequently, the results of the change on windfall sites reduced the Plan=s reliance on identified sites for dwellings from 2,400 homes to 1,900 homes in the period 2001-2011.

Some concern was expressed by Members regarding the need to find sites to accommodate 1,900 dwellings in the plan period together with concerns regarding the late addition of some sites that were assessed by officers. An amendment was formally put that the County Council should be asked to reconsider the allocation figures to require fewer homes in Wycombe District.  Members were reminded that the Structure Plan had now been formally adopted and that even at the current level around 60% of local need would be met and the Council had to balance the various factors.  Upon being put to the vote the amendment was lost.

However, the Committee was advised that in accordance with making the best use of urban land where many such sites were located, that the windfall assumption could be increased.  It was also noted that there would still be opportunities to comment on the additional sites at the Deposit Local Plan public consultation stage.

RESOLVED: (i) That, as a result of updating land availability information and a revised windfall estimate, the role of unidentified sites assumed within the Adopted County Structure Plan (March 1996) could be increased from 1,300 to 1,800 homes, thereby reducing the need for new strategic housing sites within the District from 2,400 to 1,900 new dwellings in the period 2001-2011; and

(ii) That the County Council be informed of the above approach to meeting the District=s housing requirements, noting that this fully accorded with the approved Structure Plan housing allocation for Wycombe District as identified in Policy H1 of the Structure Plan; and was consistent with the Plan=s objectives of making best use of urban land, the priority of maintaining an urban focus; and the Government=s guidance to maximising the use of urban land.

(ii) Maintaining an Urban Focus

Members expressed some concerns with regard to the identification of some of the smaller housing sites.  It was, however, noted that the proposed housing allocation for the Districts as a whole only met about 60% of local housing needs.  It was also noted that any decision to reduce the housing requirement for the District would result in a need to request the County Council to amend the Adopted Buckinghamshire County Council Structure Plan (March 1996).

RESOLVED: That the County Council be informed that revised strategic housing allocation Structure Plan Policy H2 for the High Wycombe urban area equated to 1,150-1,350 dwellings with a respective provision of 550-750 dwellings in the remainder of the District. Together with the assumption of windfall development at 1,250 dwellings in the High Wycombe urban area and 550 dwellings in the remainder of the District this provided the County Structure Plan housing allocation of 3,700 dwelling units between 2001 and 2011.

(Cllrs A Dunn, Mrs V A Letheren, C B Oliver, Mrs K M Peatey, MBE JP, D A C Shakespeare and Mrs J E Teesdale requested that their names be recorded as voting against the decision).

(iii) Urban Capacity Study

The Committee considered details of the Urban Capacity Study which had been undertaken.  The primary objective of the study was to identify sites of over one hectare that could potentially form new strategic housing allocations.

As a consequence of the Study, four strategic housing sites had been identified. These were:-

(iv) Comparative Site Assessments

The Pre-Deposit Issues Paper produced in May 1997 had identified a number of strategic sites both in the High Wycombe urban area and the remainder of the District that had undergone an initial sustainability appraisal.

The public had been consulted on seven potential strategic housing sites in the High Wycombe urban area which were:

Wycombe Marsh Sewage Works/Paper Mill; Ercol; Gomm Valley; Abbey Barn North; Abbey Barn South; Terriers Farm and Grange Farm, two of which were brownfield sites ie: Wycombe Marsh Sewage Works/Paper Mill and Ercol, and the remaining five Areas of Special Restraint as designated in the Adopted Wycombe District Local Plan (July 1995).  In the remainder of the District three sites had been identified in or adjacent to Princes Risborough; Park Mill Farm, Summerleys Road and Longwick Road, with a further site at Longwick village, together with land off Berwick Road, Marlow and land at Slate Meadow, Bourne End.

Each of the sites had been subject to detailed comparative site assessment.  Testing had also been completed on a further seven sites which were:  Cressex Island, Axa/Sunlife site and Oak Tree Farm, Princes Risborough, together with four new sites identified from the Urban Capacity Study.

(v) Housing Strategy

A sequential approach had been taken to the identification of development sites with priority given to:

(vi) Developer Contributions

Developer Contributions had been identified for each site to include 30% of affordable housing; contributions to sustainable transport schemes; provision of open space; community facilities; and schools (where identified by the local education authority).

(vii) Site Dwelling Guidelines and Developer Contributions

     It was noted that the guideline figure for dwelling numbers against each potential housing site were indicative only and were included to assist Members in identifying how the individual housing sites could contribute towards the structure plan housing allocation.

The list of site requirements/developer contributions would be refined prior to their final inclusion within the Deposit Plan.

Discussions were still taking place in relation to the transport requirements with the County Council and these could require amendment.

RECOMMENDED DEVELOPMENT SITES FOR HOUSING

High Wycombe Urban Area: 1150-1350 Dwellings

(i) Wycombe Marsh Sewage Treatment Works, High Wycombe

This site was 14.2 hectares (whole site area) and the guideline recommended was for 300 dwellings.

Members discussed the viability of the site and it was noted that a workable development would need to be in the form of a mixed development in conjunction with the Paper Mill site.

(ii) The Ercol Site, High Wycombe

The site consisted of 5.9 hectares and had a guideline recommendation for the development of 200 dwellings.

Concern was expressed regarding the future of Ercol if the Company was to be relocated.  It was, however, noted that Ercol had expressed a desire to relocate within the District.

(iii) Garratts Way, High Wycombe

The site was 3 hectares in size and had a guideline recommendation for development of 100 dwellings.

The site had come forward as a result of the County Council=s intention to amalgamate two schools: Bellfield First and Middle Schools on the Tinkers Wood site, and vacate the site by January 1999.

Local Members commented on the need for land for community use in the area, and the Committee was reminded that further consultation would still need to take place on this issue.

(iv) Copperfields/West Wycombe Road, High Wycombe

This site was 1.8 hectares in size and had a guideline recommendation for development of 50 dwellings.  The site had again been identified as a result of the Urban Capacity Study, and concerns were therefore expressed about the need for adequate public consultation.  Concerns regarding the access requirements for the development were also raised, and the County Council=s representative explained how these requirements could be achieved.

Other Recommended Housing Sites

The document APlanning for the Communities of the Future@ stated that in sustainability terms, some forms of greenfield development might be more attractive, such as extensions to urban areas in public transport corridors rather than some less accessible, previously developed sites within urban areas.

The Government had identified that options likely to deliver sustainable development included:

(v) Abbey Barn North, High Wycombe

The site consisted of 11.3 hectares with a guideline recommendation for development of 200 dwellings.

Members expressed reservations in respect of access to the site which they felt could cause traffic congestion both in Abbey Barn Lane and Daws Hill Lane.

The Council=s retained Transport Consultants, Halcrow Fox, outlined that Traffic forecasts for the site had identified the predicted situation at 2011, and that account had been taken of the Government=s proposals to reduce the dependence on the motor car.

(vi) Abbey Barn South, High Wycombe

The site consisted of 32.5 hectares with a guideline recommendation for development of 200 dwellings as part of a mixed development.

Members reiterated their concerns about the impact of the development on the local road network.

(vii) Ashwells, Tylers Green

The site consisted of 7.5 hectares with a guideline recommendation for development of 90 dwellings.  Members expressed concerns about the development in and around  the Gomm Valley area, because of the detrimental effect the development could have on the appearance of the Valley, and in terms of the impact on the infrastructure and traffic in the area.

(viii) Pimms Close, High Wycombe

This site was 1.8 hectares in size with a guideline recommendation for development of 40 dwellings.  Concerns were again expressed by Members about the impact on the Gomm Valley area, and the impact on local traffic.

(ix) Portlands, Marlow

The site was 1.4 hectares in size with a guideline recommendation for development of 50 dwellings.  Members wished to see a greater degree of affordable housing in Marlow, and noted the Local Plan=s intention to seek affordable housing on all the strategic sites.

(x) Great Marlow School, Marlow

The site was 1.4 hectares in size with a guideline recommendation for development of 50 dwellings.

Members commented on recent Government views in resisting the loss of school playing fields for development.  It was, however, noted that these views did not impact on the Local Plan designations, although the Sports Council would be given the opportunity to comment on these issues.

Princes Risborough Options:

(xi) Park Mill Farm, Princes Risborough

The site was 29 hectares in size, and had a guideline recommendation for development of 400-500 dwellings.

Local Members felt that the size of the development would be too great, with impact on the local infrastructure.  Emphasis was also placed on the need to provide for small affordable dwellings.

(xii) Oak Tree Farm, Princes Risborough

The site comprised 16.05 hectares in size with a guideline recommendation for development of 100-200 dwellings.

Members expressed the same concerns raised in respect of the Park Mill Farm site as the two sites were close in proximity.  It was also noted that there would be merit in viewing the Park Mill and Oak Tree Farm sites as a single development area, thereby promoting the maximum potential for an integrated development with benefits both in terms of the proximity to the town centre and the provision of a strategic community woodland together with appropriate access to Longwick Road.

RECOMMENDED: (i) That the Wycombe Marsh Sewage Treatment Works be identified as a housing site in the Deposit Local Plan as part of a mixed development;

(ii) that land at Ercol be identified as a housing site in the Deposit Local Plan;

(iii) that land at Garratts Way be identified as a housing site in the Deposit Local Plan;

(iv) that land at Copperfields/West Wycombe Road be identified as a housing site in the Deposit Local Plan;

(v) that land at Abbey Barn North be identified as a housing site in the Deposit Local Plan;

(vi) that land at Abbey Barn South be identified for housing as part of a mixed development in the Deposit Local Plan;

(vii) that land at Ashwells be identified as a housing site in the Deposit Local Plan;

(viii) that land at Pimms Close be identified as a housing site in the Deposit Local Plan;

(ix) that land at Portlands be identified as a housing site in the Deposit Local Plan;

(x) that land at Great Marlow School be identified as a housing site in the Deposit Local Plan subject to further consideration on the impact on local playing pitch provision; and

(xi) that the combined site at Park Mill and Oaktree Farms be identified as a housing site in the Deposit Local Plan including a requirement to provide a strategic community woodland to ensure the long term separation of Princes Risborough and Longwick; a bus gate to ensure easy and proper links to the railway station, and a recommended development guideline of 650 dwellings.

(Councillor Mrs K M Draper declared an interest in respect of land at Garratts Way, High Wycombe and took no part in the debate on this item).

OTHER HIGH PERFORMING SITES

This site consisted of 23 hectares with a guideline recommendation for development of 400 dwellings.  It was noted that a number of access/ junction improvements would be required in order to facilitate this development.

This site was of 1.04 hectares in size with a guideline recommendation for development of 50 dwellings.

This site was of 10.2 hectares in size with a guideline recommendation for development of 100 dwellings.

RESOLVED: (i) That land at Terriers Farm should not be identified for housing in the Deposit Local Plan.

(ii) that land at Berwick Road should not be identified for housing in the Deposit Local Plan; and

(iii) that Slate Meadow should not be identified as a housing site in the Deposit Local Plan.

(Councillor A D Collingwood declared an interest in this matter and took no part in the debate on this matter);

SITES REJECTED FROM THE LOCAL PLAN HOUSING STRATEGY

RESOLVED: (i) That land at Gomm Valley (excluding Ashwells and Pimms Close sites) should not be identified for housing in the Deposit Local Plan.

(ii) that land at Grange Farm should not be identified for housing in the Deposit Local Plan;

(iii) that land at Axa/Sunlife, Hazlemere should not be identified for housing in the Deposit Local Plan;

(iv) that land at Cressex Island should not be identified for housing until the outcome of further transport studies regarding the capacity of junction 4 of the M40 are known;

(v) that land at Longwick should not be identified for housing in the Deposit Local Plan;

(vi) that land at Summerleys Road should not be identified for housing in the Deposit Local Plan; and

(vii) that land at Longwick Village should not be identified for housing in the Deposit Local Plan.

(Councillor D A C Shakespeare declared an interest in this item and refrained from discussion or voting thereon);

New employment land had been identified in accordance with Policy E1(c) of the approved Buckinghamshire County Structure Plan provided that it was in substitution for an equivalent area of existing employment land within the Wycombe District that would be redeveloped for non-employment use.  The Committee noted the results of the 1997 Employment Survey which estimated that up to 30 hectares of designated E3 employment land might be lost.  Of particular concern was the lack of vacancy and redevelopment potential in the District=s designated business parks.

RECOMMENDED NEW EMPLOYMENT DESIGNATIONS - HIGH WYCOMBE URBAN AREA    

(i) Abbey Barn South, High Wycombe

The site comprised 32.5 hectares (whole site area) and was an Area of Special Restraint.  Reservations were expressed by Members regarding the traffic implications of the development of the site including the impact of industrial traffic, and the need to link the site to the motorway junction was also discussed.

Reference was made to analysis undertaken by the Henley Centre for forecasting which indicated that the generation of employment sites could reduce Aout commuting@.

(ii)  Wycombe Marsh Sewage Works/Paper Mill, High Wycombe

This site covered a total of 19 hectares in size including 5 hectares at the Wycombe Marsh Paper Mill site that was currently being promoted for employment and housing through alterations to the existing Adopted Local Plan.

This site comprised 9.8 hectares of land, and it had been noted that it was to become available for redevelopment as the result of the relocation of Axa/Sunlife in June 1999.

RESOLVED: (i) That up to 10 hectares of B1 Business Park Development be allocated on the Abbey Barn South site subject to significant developer contributions to alleviate transport congestion in the High Wycombe Urban Area and fund the provision of a new public transport service;

(Councillors Mrs K M Peatey MBE JP, D A C Shakespeare and Mrs J E Teesdale requested that their names be recorded as voting against the decision);

(ii) that employment development falling within the AB@ use class (offices, research and development, light, general industry and warehousing) be identified as part of the comprehensive redevelopment of the Wycombe Marsh Paper Mill/Sewage Works site in the Deposit Plan; and

(iii) that the Axa/Sunlife site be designated as a business park in the Deposit Local Plan.

SITES REJECTED FOR EMPLOYMENT USE

(i)       Grange Farm/Terriers Farm, Hazlemere

This site consisted of 6 hectares and it was considered inappropriate for the site to be released as an independent industrial release on land designated within the Chilterns AONB.

(ii)       Lane End Road, High Wycombe

This site consisted of 4 hectares of land within Chilterns AONB.

RESOLVED: That land at Lane End Road and Grange Farm/Terriers should not be identified for employment in the Deposit Local Plan;

MAJOR STRATEGIC EMPLOYMENT LAND RELEASE OUTSIDE THE HIGH WYCOMBE URBAN AREA

(i)       Princes Estate, Princes Risborough

The site comprised 10.4 hectares.  It was recommended that in order to make the best use of existing urban land that the future employment needs of Princes Risborough would be based on the redevelopment potential of the Princes Estate.

RESOLVED: That the Princes Estate, Princes Risborough continue to be designated for employment in the Deposit Plan to meet the immediate employment needs of the Princes Risborough area.

PROTECTING EXISTING EMPLOYMENT AREAS

The result of a detailed examination of potential future employment releases had indicated that there was not any opportunity to identify significant areas of new employment land and that  there would be a net loss of this land supply over the Plan period.

RESOLVED: That due to the existing and projected loss of land from employment use that the Deposit Plan strongly resists the further loss of land from designated Employment Areas and Business Parks.

The Committee was advised that the ADistrict Wide Town Centre and Retail Policy Review@ produced by Chestertons on behalf of the Council in 1997 had identified the scope for additional non-food retail development within High Wycombe.

Chestertons had undertaken a sequential test of 10 potential retail development sites within the High Wycombe urban area which was submitted for Members= information.  After the Western Sector, these sites could be considered further for retail use:

This site comprised 1.5 hectares being located in the town centre.  However, there were some doubts about the site=s availability, as it might be required to provide land for the relocated bus depot.

This site comprised 2.2 hectares of land which had been declared surplus to Compair Broomwade requirements.   However, development of the site for retail would involve a significant loss of designated employment land.

This site comprised 14.2 hectares in an out of town centre location.  The site performed poorly in relation to the sequential tests contained in Planning Policy Guidance Note 6.  It was, however, noted that its development would help to progress the Wycombe Transportation Strategy in terms of the upgrading and improvement of the eastern corridor.

RESOLVED: (i) That retail use be included in the mix of acceptable uses within the comprehensive redevelopment of the Wycombe Marsh area; and

(ii) that such use would only be acceptable if:

(a) it served the housing, transport and employment objectives for the area and did not involve any net loss of employment land;

(b) its scale and design ensured that it would not detract from the town centre retail function; and

(c) that the retail use would be subject to a strict `bulky goods condition= to ensure that it complimented the Plan=s main town centre retail allocation for the Western Sector.

The Committee received the report of Scott Wilson Resource Consultants entitled AVisitor Accommodation Study@ which identified scope to expand and improve the quality of accommodation provided particularly for three star leisure and business accommodation as well as budget hotels and rural based self-catering accommodation.

IDENTIFIED HOTEL SITES

It was estimated that in the period 2000 to 2011 an additional 210 bedrooms would be required.  The pre-Deposit Issues Paper identified three potential sites which were:-

Land off Ibstone Road, Stokenchurch

Abbey Barn South, High Wycombe

Area search at Little Marlow Gravel Pit

(a) Abbey Barn South, High Wycombe

This site comprised 32.5 hectares (whole site area) of land in the Area of Special Restraint.  Development would be accessible to the proposed major business part of the Area of Special Restraint.  The site could provide a pleasant location for hotel development (2 hectares)  and would complement  the leisure/sports facility at the dry ski slope adjacent to the site.

(b) Former Sewage Works, Little Marlow

This site comprised 3.7 hectares of land and was currently a  derelict site within the Green Belt located within the Little Marlow Gravel Pit area of search.  It did however have a current designation for hotel use in the adopted Local Plan in recognition of its potential to achieve an environmental upgrading of the site.

(c) Bellfield House, Oxford Road

This site comprised 0.3 hectares of land in a relatively prominent position on an important approach to the town centre.

REJECTED HOTEL SITES

(a) Ibstone Road, Stokenchurch

This site comprised 5.2 hectares but if developed for hotel purposes would result in a loss of designated B1 business park or employment use on the Stockwells Timber yard.  A number of other significant grounds for not progressing the site were considered.

(b) Land off Little Marlow Road, Marlow Road between the A404 and A4155

This site comprised 2.8 hectares of land within the Little Marlow Gravel Pit area of search but was not felt to be suitable as it would be located in a prominent position within the Metropolitan Green Belt contrary to Structure Plan Guidance.  Impact on the adjoining AONB, a history of previous refusals and land contamination were also quoted.

(c) Redland Proposal - Little Marlow

This site comprised 5 hectares of land located within the Little Marlow Gravel Pit area of search, and which would again be located in a prominent position within the Metropolitan Green Belt, and was not felt to be suitable when an alternative under utilised  site was available at the former Sewage Works.  The proposal would also have a significant impact on the Little Marlow Conservation Area and raise highway access concerns.

(d) Land within the grounds of Westhorpe House, Marlow

Berkeley Eastoak Ltd had submitted a representation to the pre-deposit issues paper in July 1997 proposing a hotel development within the grounds of the Westhorpe House Office Complex, Marlow.  The site comprised 3.6 hectares in size and although located in the Little Marlow Gravel Pit area of search was not recommended for development due to its prominent location in the Green Belt, the existence of an alternative site on the former sewage works, together with impact on the open rural nature of the setting of Westhorpe House affecting the setting of this listed building.

RECOMMENDED: (i)  That the following sites be identified for hotel use in the Deposit Local Plan:-

(ii) that the following sites be not designated for hotel use;

The Chairman thanked Members, Ward Members, Officers and members of the public for their attendance at the meeting.

(The Meeting commenced at 7.00 pm and concluded at 10.40 pm)

     __________

     CHAIRMAN

The following Officers were in attendance at the meeting:

Mr C A Swanwick - Director of Planning, Transport and Development

Mr M J Barrett - Assistant District Solicitor

Mrs F Chandler - Public Relations Assistance

Mrs J N F Child - Principal Administrator

Dr Mrs M Dix - Director, Halcrow Fox

Mrs L Jackson - Urban Designer

Miss C Jones - Policy Officer

Mr A Hills - Desk Top Support Assistant

Mr C Meakings - Head of Strategic Development

Miss V Powers - Senior Policy Officer

Mr E Russell - Public Relations Manager

Mr R Slevin - Buckinghamshire County Council, Transport Strategy Manager

Miss L Taylor - Policy Officer

Mr D Turner - Head of Planning Policy and Economic Development

Mr J Willmore - Marketing Manager

Mr G Zanré - Principal Policy Officer